In your situation, I'd suggest the first choice. 

I have excellent credit and some savings but I don't really want to tap into my savings if I don't have to.

It may be that a mix of companies may be a better choice for you. 

Relatively rookie investor here even though we've been renting out a home for about 10 years.  Originally this was our family home that we bought from a builder around 2005 and then took out a HELOC to do landscaping,...

Excellent, with that attitude your going to make it, just don’t give and keep pushing!!!

If I can figure out how to attach a report to this lol...A little background: I currently live in Oregon and have an excellent job that is keeping me here.

I went the cheap route and got the free county data, then stacked everything in excel.... which turned into a nightmare of data.

It's been an excellent tool for us, so we always recommend this loan to anyone who qualifies! 

For a 40-unit rental unit I can do 100% of the accounting in 4 hours every year, be accurate to the penny and convert it to an Excel file for my CPA.

This accuracy and ability to keep simple and accurate records is because I develop my own software applications with MS Access and I develop accounting systems that are foolproof, idiot-proof and my recordkeeping systems and software has checks and balances that totally eliminate mistakes.You can do the same for 3 units with paper and Excel.