Should I put a lot of money into high end or unique upgrades that will make my rental stand out?    

People are complex, unique, and ever changing, to say one demographic has some explicit benefit to a business over others is short sighted. like @Andrew Johnson said, you want to evict grandma in December when the time comes?

Do you really want a LL you don't know, nor do you know their qualifications giving you advice on such a unique situation?  

Thanks Sorry, not in a forum post, look at the aspects I mentioned and each requiring analysis, there is no rule of thumb, golden rule, begin by understanding that every property is unique, no other property is identical on the face of the earth.

Philly landlord tenant court is certainly a unique version of small claims court. :-)  I was a mediator there during and after law school.First this is not legal advice - just my required disclaimer.  

It's also common for small regional banks and credit unions to offer non-recourse financing options.

Commercial loans are much more unique in their terms than a residential loan, and not to your advantage.

I only do that if the tenant has a unique rent amount, so I know which tenant paid.

Call several local or even regional banks and tell them what your finances look like and they will tell you if they can help- That will also give you an idea about your original question if you do decide to use HML's.

Deal for deal, state for state, all deals have the same analysis and therefore similar rates +/- 1%-> It just matters who the borrower is more comfortable with :) @Jacob D Cockerellnot singling your company out.. just talking regional loan rates and licensure..