I found out on July 15 that my landlord policy in California on my single family rental home is being non-renewed and the last day of coverage is Aug 1.  

I live in a house hack, specifically a SFH that I was able to split into two units (if I were you, I'd aim to do the same).

Depending on the lender for a DSCR rental property loan, rates will be about 0.125% to .25% lower if you put 25% versus 20% down on an investment property purchase if it's the same borrower credit score and profile being analyzed. 

When you get under contract tell all your potential lenders know you are under contract, let them know they are competing against the other lenders, and to get you their best/most favorable terms by xxx time on xxx day.

I'm assuming you would get all the same documents required by a lender. 

Under advertise, over deliver 2) those days are past.  

They were pretty fast and were ready to close within 10 days. 

You could do the same on the front end. 

@Anthony Standard i'm looking for the same.  

If you have performed rehab, my favorite programs offer both no seasoning and 90-day seasoning requirements to use the appraised value as the basis for your loan.