If you prefer to work with another loan officer/lender, as long as you have been fully pre-approved, I don't care and I'm not going to lose a closing because of it.However, there is one lender where consistently I have had problems across multiple loan officers. 

Are they worried about losing money and being on the hook for the mortgage? 

But these people usually lose their shirts.The rehab-to-rent model is pretty much dead in western Pennsylvania, especially in C-class, unless you can control rehab costs mercilessly.

I was able to build a rapport with the heir to the property and wanted to help them not lose it completely without profit.

It certainly sounds like a spring snapped and the full weight fo the door came down.

I say this because we're seeing a shortage in housing with low-interest rates drawing in more buyers and, because of the forbearance program, folks can sit tight and weight to sell their home for more as home prices are increasing. 

I'm sure there is a way to give weight for particular attributes that are important to a Landlord, but I never did very well in statistics, LOL. 

When building up you may need to reinforce the structure below to accommodate the additional weight.

I’m less concerned about losing out on the house, and more concerned about getting into issues with the seller where we agree on the price, but I won’t be able to get a standard 30y 20% down loan due to appraisal value coming in significantly low (again, not talking about 10-20k difference here).

If you didn't buy it with the budget to hire someone else to do it but you hire it out, you will lose money.