The bank is TD so I am assuming they generally play it safe and don't want to risk it.

I also chose zip codes that I was really knowledgeable about but also weren't areas that have top selling homes - those are higher demand and more costly.    

You should also consider "shotgun" layouts vs. true 1-bedrooms as there can be a big difference in demand and price for the less functional shotgun units. 

Yeah, I think that only comes into play if the sale price is more than double the purchase price.

Watch Google analytics on your site to see bounce rate and sources of traffic, play around with sending clicks directly to a contact page or even to a page only accessible from that click source with more targeted info .

Of the few that were still willing to play along, the proposal I mentioned was the most fleshed out with architectural drawings, zoning approvals, and lots of pre-development planning in place.

Then you can use the funds on demand as needed maybe start with the 40k renovations on your duplex and then have the rest of the credit line readily available to get the large multi-family you are looking for.I dont know the location of your duplex in California but $925 for rent per side seems reasonable and there may be room for rent increases.

I have been bit by the failed septic before.With many offers, banks don't want the play where someone locks the house in with a high offer, has it inspected and then asks for $20,000 off the price.

As our main investment strategy is self storage, we focus heavily on the demographics and supply vs demand. 

There are plenty of great buyers agents on here, but it's also on the investor to play a role and understand the market.