Are you working with an efficient realtor?

If the existing lease does not have the language in it that allows for that kind of extra expense (which is probably unusual) that makes a tenant partially or fully responsible with explanation to the new tenants responsiblility for that type of expense for air conditioning that is unusual unless common in that area and might be discovered during the research period on the subject property and uncovered then. 

I can't speak for the rest of the country, but around here, people usually don't like to move during periods when school is in session, because they don't want to uproot their kids and have them start mid year in a new school. 

Some banks require a "seasoning" period with a renter before they will refinance your house. 

Period.

Does anyone have advice regarding how to compile a professional, efficient financial packet to present to banks and lenders?

Only after making sure of that, a good deal for us will have to have the ability to hit our target Cash-on-Cash returns (In today’s market minimum 7-8% year one, and 8-10% yearly avg over the holding period). 

I had credit cards in the 0% introductory period get jacked to 29.9% penalty pricing just because they could and THEY were struggling. 

That way you only have the high interest loan for a short period while you get it ready.If it is going to be less than 50K all done, I don;t know a whole lot of mortgage people that do it.

When I do something, I have high expectations of quality, efficient use of my resources and providing an excellent experience for my stakeholders.