Obviously I know the typical document I'll be asked for such as W2's, paystubs, and taxes, but it was the "extra" stuff that I need help with. 

This way, they say, they have funds in case repairs are needed.They charge an extra 10% on labor and materials if they have to get maintenance done.

In the corners they tack some small 1/4x 1" boards to clean offI purchased an 8 unit property consisting of 4 duplexes.

I am in sales so do have some extra time body most of it is spent on other hobbies 😀.

No extra payments, no late payments, etc.

Can you be creative and make an extra (maybe less desirable?)

I am only interested in getting the job done correctly, but after thinking about the extra time I will spend, the buyer that I lost, and the extra monthly HOA payments I'll be making, it seems their inaction and not doing what was asked correctly, is now costing me money. 

In your area can you consistently find BRRRR deals with enough forced appreciation to give you most/all of your funds back at refi?

Keeping that in mind, I would choose the 4 unit because the benefits of that one extra unit do not outweigh the benefits of the better financing options. 

This nets out much cheaper than buying a similarly sized 3/2 Single Family home and offers nice flexibility with the extra 1/1 unit for an additional renter, STR, or more privacy when family is visiting!