I would try a local commercial bank, you might be able to get in the high 7s for a full doc commercial loan. 

Or maybe it's to help highly optimized properties justify a higher ADR and therefore higher fees?

Thank you again.If you can walk it with the contractor, that would be my #1 recommendation.As a distant second, you could gather up all the photos and vids you have and just send those to your contractor to get their high-level estimate.But, you want #1, not just because it's more accurate, but also because you get to ask your contractor questions as they walk the property to better understand what they are looking for!

. $500K for a renter-grade garage conversion is quite high.

There are apartments that allow you a shorter stay than a year, though the apartment prices are a bit high, I don't think that you will waste your money renting so that you get familiar where you want to be.

I do not recommend printing them from Canva since the binding is cheap and I wasn't pleased with the quality of that.I highly recommend having a digital option as well, so your property stands out.

Standalone brick and mortars like compass are the ones that are burning through money and taking it from the agent and customer it is very hard for compass to survive in those environment, as company like as big as amazon or apple move to hybrid work environment, the compass failed to grasp the spirit hence their transaction cost is so high.

Invest the Roth in a diversified pool of high-quality notes. 

The sky is not falling, but I agree if your carrying costs are high and owners did not budget earnings from last year to cover costs of the first slower months (Jan-May) then they are hurting. 

Wife and I have high credit score and we are high income earners (her W-2 & 1099 for me).