If you can establish a good relationship with a local bank or credit union that is likely the best place to find that type of product.I've got a list of local lenders. 

There are brokers that do have good relationships with all the agency lenders and can help you navigate the waters. 

All they would do is owner occupied purchase with 5% or more down, on a single family home (guess who established a solid referral relationship with that CU in about April 2020? 

Be done with the relationship.

That will hopefully remove the strain from your personal relationship and help keep an air of professionalism to the project.

In talking with different local lenders I have two options:Option 1: 30 yr fixed rate at 5.25% with a bank I don’t have a current relationship with.Option 2: 10 yr fixed rate at 3.35% (20 yr amortization) with a bank I have a relationship with.Property is worth about $425,000, looking to take out ~$300,000 to reinvest in additional properties.

-Building more relationships with handymen/contractors before tacking my next property is a priority

However, I feel I can be memorable by  by being authentic and showing my passion about the conversation we are having. 

However, once I started making good money in wholesaling/investing I did invest $30k+ in several courses, which may sound insane, but I've gotten way more than that back in tangible money, in addition to building lasting relationships and gaining TONS of extra knowledge.

Great way to start a bad relationship in my opinion.