They'll go up to 90% LTV but I'm capping out at lower than what that amount will be because the highest DTI they'll do is 50%.  

If you go with fannie or freddie multi family product, a lot of the time the lender deposits can run you $10k or more.You can negotiate a lot lower than 10% management on a deal that size. 

Also for future info kitchen floors are always finished before installing lower cabinets.

@Samuel PawlitzkiTarzana is growing at a faster rate but still a lower priced neighborhood than Woodland Hills. 

On Noth Limestone, I would aim for Loudon Ave and between the “numbered” streets like 7th, 6th, 5th and lower. 

My wife hates moving and although she understands our goal of building a portfolio she wouldn't be keen on moving to a worse neighborhood or smaller living space simply to get a lower down payment. 

You have target  to pay off early to create more equity so right approach will be lower interest rate.

They can bid more than we can and still turn a better profit than we could at our lower bid. 

Do I go with the boutique that has way lower fees but also way lower production, or do I go with the big firm with high fees and higher production?

They may be lower in your area, but make sure to calculate them properly especially when putting that much capital behind a project.