If you follow dogma on websites about the “best” property to buy, you are unlikely to get reliable tenants because each location is different.Once you know the property profile for the properties you want to buy for a reliable income, it is time to select the properties.Property SelectionIn addition to conforming to the property profile you created based on income reliability, there are additional considerations, as illustrated below.The rent is the critical factor.

Would like some feedback on options from people in the know on Hawaii (or Miami). 

I have Bond for title agreement with Tenant what kind of financing options I can use to cash out for next BRRR.

Many residential companies do have more guidelines, underwriting, and overlays that a private company may not have due to regulations that are looser on the private side, and why many investors choose private or hard money based on their situation.

I hope this helps you think through the options

When bringing up subject-to as an option, the agent kept stating that his loan was un-assumable and that there was nothing more outside of traditional financing that could be done.

Also, consider the lenders lending options as some will require interest only monthly payments for the period that you have he loan and others will set you up with a balloon payment. 

That would be a good option for the "family" rental if you go that route.  

We're able to afford the place as a 2 flat, but still pondering legal options for monetizing the garden unit, if any exist. 

I buy and sell homes and wholesale Lease options .