We have access to DSCR lenders that can do rural properties. 

Do you have MLS access for true ARV?

Justin's transactional lending site that he sent me is no longer accessible. 

Tenants do want another tenant having access to their home and the manager doesn't want tenants knocking on their door all hours of the day.

You could also explore HELOC options, which might give you access to the equity you've built without needing a full refinance.

HELOC: good for short-term use of equityAre there other ways to access equity in your home?

Side effect, this gives you access to FHA should you ever find a property to use it on. 

Lender had access to my savings account, DTI, credit scores, etc.I put 3% down and used the rest of my savings for the rehab.

It will increase the value even to investors, you just may have longer days on market when you want to offload because fewer buyers will have access to a loan like that. 

Larger checks often want longer track records.  2014 founding doesn't cut it when these same investors have access to groups with 1998 founded companies, with more deals and similarly consistent returns.Co-investment: Larger checks often do require significant co-investment.  10% of equity is common.