Banks are less willing to budge on pre payment penalties knowing rates will likely ease and don’t want to lose loans recently originated to better terms.

I get a lot of messages from investors in the Bay Area and I'm happy to talk to someone for an hour but as far as ongoing advice, I don't think I'm the best person to advise them since my properties fell into my lap pre-2013 (California and one Indiana property).

@Jessica Heller- contact  several  lenders on the  same  day - provide them  with the  same criteria -  get  some  quotes and ask the  questions you have  ...compare the date and the feedback received and then make a  decison on  starting the pre approval process 

Quote from @Blaise Peterson: Daughter: 26yo and earns >100k/yr and, historically, has rolled her eyes when I mention the phrase "real estate".

These often include a preferred return for the investors and then a pre-determined cash flow distribution schedule between the sponsor and investors that includes the cash flow distribution waterfall based on either the IRR or EMx and possibly a GP Promote. 

There is a lot here that he needs go over, such as are you cashing out, looking to lock rate, is there pre pay, do you want community or agency?

I would slightly undercut your competition to get bookings rolling in and start getting 5 star  reviews.

Do a couple with them and then you will be ready to roll,  but you will not have to go through the learning curve alone. 

Made this rent roll pro forma w NOI, would appreciate any insight from seasoned commercial investors AND any help on a loan.

You will need two years of your 1099 documented income to qualify for a loan as a 1099 employee, both years of taxes complete for them to formally pre-approve you most likely.You need to bank as much money as possible.