One cost seg company told me the process is not difficult or time consuming for a single family or small multifamily.

Consumer protections don't apply. 

Ironic, because I could have rented the house at a lower rate than the mortgage would cost to someone who buys it new (thanks to appreciation) so their unfriendly laws are contributing to lack of affordable housing.

Both of these options are costly and time consuming.  

@Will FraserIn my year+ of feverishly consuming podcasts, books, and forum posts on REI, I don't ever remember someone bringing up the possibility of a retainer.

If you have the funds to tie up the property and obtain the entitlements which can be very costly and time consuming that is something of value.

Consume and much as you want and start taking actions. 

I have worked with both Arbor Financial and Consumers credit union and had good experiences with both.

It's rare but you could reframe the opening but that's more expensive and time consuming.  

They absolutely "transfer", AKA survive a foreclosure sale if the lease is between the previous homeowner and a consumer tenant.