HELOC money is expensive money... so i think you need to take another look at the expenses and make sure you're including all of them - not just PITI.and you may know this, but i'll remind you - HELOC payments are usually interest only for the first few years during the draw period. 

One of the good things about DSCR Lenders is that the guidelines and programs are different and not cookie-cutter 100% equivalent like conventional lenders that all must mirror the GSEs, etc.Most DSCR Lenders will have similar rates and terms and generally similar processes - so generally what will make the "best" one is the best one for your needs - I would focus on any specialties or niches - like short term rentals, if you do multifamily or mixed use, BRRRR Method or focus in on a specific market - find someone who specializes and has a good track record in that niche or area

The Hardmoney lender will need ballooned out at 91k in 12 months. 

It does cost almost twice as much as boundary survey but has a lot more detail than a plain boundary agreement.

Tenant laws making it much more complicated to be a property owner in Multnomah county. 

We can dive a little deeper on your needs on a call if you like. 

Does the tenant expect crown molding and plush carpet for a high rent rate area or do you need to put in carpet that stands up to use and abuse??

I rarely even need to communicate with my cleaners at all since it syncs with my calendar and automates the payments. 

My biggest suggestion is to go meet with the city in person as that is much more effective than calling in.

@Brian Sherman You need to gather the last 12 months of water bills and get an average for use.