From what I have read, 70% equity will most of the time get you a guaranteed refi.

Don't advertise "guarantees"....I see this frequently on BP3.

There are of course no guarantees though.

It may just come down to your cash reserves and the property appraisal--buying and renting to your dad who has guaranteed income doesn't seem risky to me and it may not seem risky to an underwriter either.

The tenants play a more vital role there.For example if you have a 3 unit retail strip center that is Starbucks, Verizon, and Batteries Plus corporate the commercial lender looks more with the length of primary lease term, how good the guarantee is on the lease for each tenant, quality of location,etc.You can have a professional commercial management company that manages millions of sq ft run the asset and the lender tends to feel comfortable.Retail the entry level is higher for quality usually a purchase in the millions minimally.

Our plan was to both personally guarantee the loans, split the costs and split the profits on each flip.I believe a simple two member LLC is the easiest way to do this, filing 1065 at the end of the year and schedule K.

Sandwich - lease from them and guarantee 1300, option to buy at say $300K, then sub lease at 1800 (lower than market rent), option at 95% of appraisal to tenant buyer. 

Spending an extra $15k on repair/remodelling is no guarantee of increase in appraisal/market value.

5) Do they offer any incentives for owners such as Rent Protection, Damage Assurance, Eviction Assurance, Leasing Guarantees, Pet Guarantees, and Tenant Liability Insurance?

Don't kid yourself, when Goldman Sachs comes out and says to sell X or Y, I guarantee you they are BUYING X and Y hand over fist.