I’ll call our two loan types “Conventional” and “Portfolio”.Conventional - I'll define these as loans that come from Fannie Mae and Freddie Mac (if you recognize those names).

Maybe they genuinely forgot.

Not that I was surprised that they asked, but that they genuinely seemed offended that I wasn't willing to share the details of the other top offers so that they could try to beat it by $1.

Most people who claim to have a service animal are claiming emotional support animals which is not recognized as a service by the ADA and you do not have to accept them. 

If you underwrite it correctly, you can find deals where some folks may recognize (or overlook).       

The regulations are also intended to:  17-15-0102-A recognize the interests of landowners in continuing to use their property for uses and activities that were lawfully established;  17-15-0102-B promote maintenance, reuse and rehabilitation of existing buildings; and  17-15-0102-C place reasonable limits on nonconformities that have the potential to adversely affect surrounding properties or the community as a whole.  17-15-0103 Authority to Continue.

You pay taxes on what you've received, which reduces your capital gains taxes if recognizing that gain in one year would throw you over into a higher tax bracket.  

I recognize you are in Florida so this only helpful by way of an example but here is a link to a copy of the form promulgated by the TX real estate commission for unimproved property.  

A top agent will recognize how valuable it is working with you if you're as efficient as you claim.

Genuinely curious, especially since my STR has four new mattresses in it (since I bought/furnished it this year)