Also, it seems like you are looking a gift horse in the mouth here.

Don't shop credit cards and mortgages at once, you ll create havoc for yourself.

Most renters will likely go into downtown one day to shop and have a bite--it's charming, but there isn't enough to do there that you absolutely have to be close. 

Real estate has the 1031 exchange gift and the many write offs that makes it preferable for many people.

Don’t go penny shopping.  

As for the refinance aspect, if you're going from LLC to individual (or vice versa), at my shop you would just transfer title into (or out of) your LLC at the close of escrow, so that part is no biggie.

I would also check rents, do some mystery shopping and see if your expectation is correct.

The better question is which turnkey shops do not do this?

But sometimes I take it to a shop and have them handle it.  

A new loan officer or one not familiar with DSCR might offer you the best interest rate and fees on a DSCR loan because their pricing engine told them, but your specific scenario may not fit. for example, a deal I am currently working, First time investor, First time home buyer, living rent free, seeking 80% LTV purchase, Using Short term rental income to meet DSCR, with gift funds.