So, ideally that would be a cash-out refinance of your personal home to the highest LTV you can get on a conventional loan and then moving to a home that has an investment play associated with it (a house-hack or something else). 

Perhaps once you go through an agency you can make some notes on the process to ensure you and your lawyer are well prepared and can do it yourself if it ever happens again.Good luck and I hope Karma plays in your favour.

I am sure you know how to play basketball, but ain't nobody going to pay their money to watch you do it, so you don't get the big bucks like the dudes in the NBA.

With prices north of 1.5M, we are trying to figure out how the financing would play out if we'd like to stay in the 5-10% down range.

There is no "right" strategy just one you have to understand how to play with the investments you have. 

No hiding, no deception, no playing with words, no manipulation.Do it right and see how much money you will make!

SFH's generally get better pricing than 2-4's, so that will play affect here too.Otherwise, what you have here is a pretty typical PML quote IMO. 

Do you need the cash flow now to supplement your income or are you looking for more of an appreciation play?

If you can add value for them in a efficient upgrade/renovation plan that doesn’t overly encumber them then I would alert them of some updates you’ll be making and slap on a 5% increase.I work as a lender at Walker & Dunlop and flat rents don’t play well in making a story for a refinance.

Bonus, new house has shorter commute to work.