I gather, from what you all are saying, that this is pretty typical and that what I really need to do is stand my ground (which I have been with them since I sent the notice of breach).

If part of a standard turnover the property manager would do typically.

@Elvis Vasquez Hi Elvis- I would need to know more details but typically a 203k will allow you to fix illegal conversions and get it up to code.   

I also get impacted because I typically can purchase with 80% LTV (last purchase was 75% LTV) but have only been able to get decent rates at 70% LTV for non owner occupied refi. 

Some areas do better with SFR's, but I'm seeing that you typically get more CF with multifamily homes. 

and if so is it typically the 30 year financing?

It will have huge negative cash flow when you add in items such as PM (use 12% because while the rates are lower there is typically items like re-sign fees, find tenant fees, and contractor service fees), vacancy, maintenance/cap expense estimate, and miscellaneous. 

The title insurance rate is slightly lower but you typically end up paying higher fees on the other end.

What sort of qualifications does a local bank typically look for when generating a portfolio loan?

If you do plan to sell selectively at some point, you should either aim to do so at the end of the term (typically 5 years) or see if the lender will write in payoff amounts by property into the loan.You'll need to check with local investors/PM companies etc. to find who the good commercial lenders are and then start calling until you find one interested in the loan.Hope this helps!