Things have actually been going great since I quit my primary job. 

If it was within the last 6 months...then the #1 comparable sale for your propery is the actual sale of your property.

Our LTV is less than 50% ( yes no risk at all for the bank, and we have top credit score.We already paid the appraisal, environment fee, wasted countless hours etc...The texts in LOI: Financial covenants:-- Min DCR based on actual rents for the first trust deed of 1.25:1.00 based on a 25 year amortization by the end of 2018.And in the loan doc---Property is to maintain a 1.25:1.00 Debt Service Coverage Ratio, tested annually.We would not have paid the fee and sign the LOI, had he included the phrase tested annually.Please understand that the loan  will be for 10 years long, and we are very confident that we will always have fund for the monthly mortgage payment.

However, after researching it and having her actually do her homework it came to light that divorce, separation, health issues, moving for a job, and a few other extenuating circumstances were the only exemptions for no paying capital gains before 2 years of having it as a primary residence. 

And as we know, of the ones who dont actually fail and make it...even then, the median income is only around $40k per year. 

Have only owned the property 8 months so need to find out what it would actually appraise for today.  

Make sure they can actually help you.

Actually, prices in several parts of Huntsville and Madison have been showing exceptional appreciation. 

And last time I checked it’s 2018 no one actually smokes flower... they smoke concentrates.

Of course, the OP knows actuals instead of just my assumptions.Bottom line, it's likely a treading water investment now with a neighborhood upside... if I had to guess.