This is often the best treatment for those pests.

I think I would probably talk to an attorney tbh these business purpose non regulated loans do not have rate locks that have to be honored legally.. they can and do change them unilaterally.. borrower accepts counters or declines and loan fails. 

He has only done single family (non investment) properties.

Pecunia non olet"

A 4 bed, 1 bath is typically a non-starter.Improving kitchens and baths.  

Recently after some medical issues(I’m all good now) I’ve exhausted all my reserve funds and have 50k in high interest debt.

Must have multi-family zoning and be 500+ feet away from another non-owner occupied STR or you must live in the property for 6 months out of the year. 

If using a lender this is a non issue.

I was advised it would be beneficial to have a reason for non-renewal in New Hampshire in the event that the tenant fights it.

If they are on different tax parcels, I will use DSCR for the non-primary deals and then FHA or UDSA (assuming it is rural) for the owner-occupied one.