The issue with this is your credit score will likely go down while you wait for the funds to season if you have more  or less maxed out your credit limits, which lowers your scores.3.

If I can't get a comfort level on if the data is accurate, I will cancel tomorrow. 

Have appropriate forms and levels of insurance in place3.

Hopefully I'll see some lower rates than 10-12% 

-Setting Criteria: Defining specific criteria such as location, property type, Financing Options (Including Seller financing), and comfort level to narrow down options.a.

.- Clean off roof- Power wash house- Remove screens on front porch- Repair front steppers (remove broken, re-lay and level remaining, power wash.- Install flower beds to left and right of steppers.- Repair wood rot as necessary, specifically seen in the soffit.- Repair / replace soffit screening as necessary.- Seed lawn as necessary, especially after tree removal.- Repair as necessary the water tank shelter on left side of house.- Remove awning from back left corner of house.- Remove rear fence.- Repair rear porch as necessary.- Paint front porch floor gray.INTERIOR:General:- Paint throughout, space gray, with high semi-gloss white trim.- Replace electrical outlets, switches, plates with new white.- Tile throughout (bathroom will get different tile.- Install new windows throughout (18), install new trim and replace rotted or damaged framing as necessary.- Install new white vent covers throughout.- Install (brushed nickel?)

Only you can decide where your comfort level is, just make sure you understand the risk balance. 

I just heard back from the bank and her response to my inquiry I emailed and said"I'm not finding any information that the adverse market refinance fee is still active, I've only found information to the contrary.Linked article from The Federal Housing Finance Agency mentioning the fee has been done away with as of August 1, 2021"Her response"You are correct, no hit for Cash out on primary residence, that has gone away but we do have adjusters for Loan to value and cash out loan to value along with credit score and 2-4 unit"This is problematic to me on so many levels, why was she willing to increase my interest rate based on her ignorance, who is watching and making sure these lenders are doing the right thing?

I think it is dependent on your comfort level with the tenant. 

May not matter for lower end rentals.