I'd love to have my mind changed and find one that's worth listing on.

Although they were through government assisted programs.

It would be a challenge to get the 1/4" per foot fall necessary to tie into the existing main line on the property, although not completely ruled out.  

I'd also be renovating the bathrooms as they are quite outdated.The layout allows for this conversion, and I'm thinking 2500sqft/3br/3ba/2car has a significantly higher ARV than 2200sqft/2br/3ba/3car.

I'm looking for ready to assemble (RTA) that do not have any particle board or OSB.Found RTACabinets.com which seems interesting but I'd like to look at some in person if possible, maybe even LA County.Current quote from HD (Home Depot) for their ready made in inventory cabinets is $2600, those are particle board low grade cabinets.I'm going to bet Kevin Fox replies in this thread.

I’m being advised to put 20% down and afterwards I’d basically be breaking even with all the units tenanted. 

I'd be willing to assist in a chatroom upgrade project if you like.Josh Gesler

In this scenario, I'd do that by testing out these ideas you have before quitting your W2.

The broker that is moving forward and getting things done is where I'd stay. 

I agree with what others have said, but would also add that the SBA lenders I’m aware of would not have an issue with the business only (provided the business is performing well), although as you mentioned it is always more desirable to have the real estate involved.