Now the seller has not only put a timeline on themselves to ID/close, they have put a whole bunch of psychological traits that usually aren't in play on themselves in normal investment decisions, such as anchoring, consistent and commitment, deprival super reaction, ect.

The change order process with banks is painfully slow, and you’re going to want to keep the project moving.

Yours sounds like a pain, I'd do it myself or get your HVAC guy to do it.

We did it couple of times.Didn’t face any issue except pain in hand for signing all the paperwork.

Feel your pain.

Add, emergency contacts, why leaving, how long will you stay etc.I also prefer erents tenant screen report...We left once,, then went back after immense pain being away.

It is surely a pain in the butt sometimes, but again it is for all your competition too and returns reflect that over time.

I went into pretty painful detail into the different pockets in a recent post: https://www.biggerpockets.com/topics/956700I share a pretty similar sentiment to the gentlemen above that there are other price ranges that may be more suited for a BRRR but the reality is that you can BRRR everywhere it’s just a matter of if you’re main objective is to have a full cash out refi, if it is to focus on the cashflow, the appreciation, or if you’re looking for a specific niche in tenants.

I think the less painful option would be to try and get the commercial loan, but I'm having trouble wrapping my brain about what the process looks like and how easy it would be to refinance, pay it off, and then be able to live in the property. 

Understanding the seller's psychology often gives you the edge.