I don't have as much info as the lender that pre-approved you, but based on the info you've provided and assuming you have decent credit, there's a good chance you can get that rate closer to 6%.

I would anticipate a primarily residential to be there, but primarily commercial might be around mid-9s to sniffing 10, based on where the 10-year is and how it would cash-flow

A careful present value of the two strategies would need to be made based upon a specific investor's circumstances, goals and objectives to determine which would be best for them.  

I am a buy and hold investor in Florida looking for an asset based lender to refinance a Condo .

Never a bad idea to look at the comps - this should help give you some direction based on your specific market.

If I get multiple apps I will start with the ones that appear to be the best qualified on paper (based on income, length of lease desired, past rental and employment history) and I'll run those first.  

However, if you are worried about being sued, you should use the best level of protection that you can afford.Your state laws: The laws governing asset protection vary from state to state.

It is common that sometime floodplain maps are not always up-to-date based on current conditions, and thus you site may actually be above the floodplain elevation. 

Martin writes about measuring your current cash flow based on your current equity. 

.- Small notes section to elaborate on property calculations, such as noting the calculation was based on a loan assumption or short term real estate strategy - Ability to edit name of calculation to something other than the address.