If that is the case, the problem is that sooner, rather than later, they are not going to be working and you've shown a willingness to file claims.Your best bet is to find a non-admitted / surplus lines carrier that will accept this type of risk.

My sister-in-law is a realtor and helped us find the property after one day of touring expensive and poorly maintained student housing.

Most were student housing that was poorly kept up and far from where we wanted.

Cost segregations are best for larger multi family and commercial properties.Sounds like you developed a ton of equity in this deal so your best bet is a cash out refi.

I'm also hedging my bets by working with multiple local or regional banks.

You're best bet will be to read through the Atlanta specific forums found here: https://www.biggerpockets.com/...  

Bay Area SFH investors are mainly bet on appreciation, and the long term rental not able to CF. 

The general news media is a pretty poor resource for real estate information, usually not totally wrong, but compared to industry research it is pretty shallow and sometimes incomplete or sensationalized.

My wife and I were able to use the equity in our first home to cover the 20% required for a conventional loan; will most likely be your best bet if your gf has the equity for it. 

On this thread are some of the brightest minds in the "cost seg" space so please don't take their comments poorly.