But with that comes some challenges in getting through their record keeping to get to an actual and true P/L to start evaluating the CAP. 

Looking for tips with regards to searching to get to the real meat of this investment.

There's no need in rehab just paint and touch ups, The added value is because I was able to get it in a great price

You said you could go the conventional route and try to get the maximum a bank will let you get on a cash out, however there's different stipulations with a bank cash out refi than a HML. 

The tenants know the mini split is their best bet for controlling temp on their side, but they do not want to not pay for the energy to run it and would prefer the gas gets used (gas is included in their lease.) 

you need to plan to hold for 6 months because 6 months is typically when you get the best rates on a refi. 

I’ll definitely consider posting my location to get a better idea of pricing and service options.

One thing you might want to focus on now is getting pre-approved for financing if you haven’t yet—it can give you a stronger position when making offers.

Sales or leasing offices, however, are eligible for verification.I've listened to a few podcasts and heard other real estate investors mention being registered with Google so I'm wondering how they are getting around this.

It’s more of a buyers market so I’m getting some great deals on pricing.