I’ve talked to people who carry their license simply because they use it for purchasing investment properties and I have already experienced a situation that if I had my license I would of had an inside track on a deal compared to someone who would need to contact a realtor and set up an appointment.

Unlike residential, commercial assets aren't based off of comparable prices.  2 office buildings next to one another can have dramatically different valuations because one is twice as big. 

I don't think this actually adds a lot of value to your rental but when faced with a comparable that doesn't offer it then they are going to choose you every time and be thankful. 

The thing to do would be to run a CMA and compare it to recently sold, similar properties.

Compared to hard money, its better rates, longer terms and lower fees.Hard money has its place though, if you need to close really fast and if you haven't had 2 or more exists in the last 24 months, then hard money might be the better choice?

Background: I`m trying to access some of the equity sitting in my rentals to re-invest, but my W2 income is fairly low compared to the rental and self-employment income, due to higher deductions the total taxable income and qualifying rental income is way less than my actual income.

How do your capex and maintenance numbers on long term hold rentals compare to your assumptions?

So when deciding to go with ACV or replacement cost coverage you really have to consider what you owe on the property, what the market value is, and how that compares to replacement cost. 

Credit unions tend to offer slightly lower rates and fees when compared to traditional banks.  

In my area, "comps" (comparable sales) are hard to come by for these small multi-units which makes the appraisal somewhat unpredictable.