I've called a few but wondering if people here have suggestions for local institutions they've used and recommend for transactions in the KC market?

You don't need an entity to flip...just if you get a loan through an institutional lender unless you're going with conventional financing.

Your son living in the property will be considered a violation of that rule with most private lenders.But I believe there are several institutional banks that will lend you the money and a licensed mortgage broker is the most efficient way to find them. 

Yes, that means you will have to pay interest but some banks i work with who are great at DSCR products are not fans of using other institutions leverage on equity as verified capital or assets.

. - click the file online hyperlink in there too4. if its just you in the LLC, you can operate member managed or manager managed. its the same thing since you're the only member. something some banks or institutions will ask for if you ever use hard money or get a DSCR loan under your LLC. you can get an operating agreement off a rocketlawyer-like website.5.

The part that I was a little nervous on was finding the right lending institution for the Refi as I have heard that those could be a little tricky sometimes.

. $1-3Mish seems to be the sweet spot where it's a little less crowded than the low-end of the market but still too small for institutional investors. 

Our group is more institutionally sized so that does differentiate, but traffic for our listings is still very high.Generally an HOA is a dealbreaker for me.

Tons of hospitals, universities, financial institutions, shows, etc. that give this market some "pull".For example, my STR's are both about a half mile from the University of Pittsburgh campus and the VA Hospital.

I can give super early advance notice to my tenant.So today I start researching non-renewal letters, and I came across this amazing "Relocation Assistance" that Portland instituted.