I would rather take a nap than have an extra few hundred in cf a rough area may or may not provide. 

And you’re right, that extra 3.5% funding fee would not be fun to pay - even if you did roll it into the loan.

Hey there My 5cents , just pay more every month, it’s the simplest way ,paying a 30yr in 5y just means your paying all the principle (as extra payments) in a short amount of time , I would suggest not using a heloc to do so just make extra payments as much as you can reasonably afford and you’ll be fine,  hope this helps

If the ARV is actually higher than the 1% rule then it is not bad to have that extra equity, but the more that is borrowed against the harder it could be if the market softens. 

Should I be happy that the company gets so much business (which will hopefully carry over to our property) or worried that we're going to miss out on the prime time for renters?

I don't see why they would cancel the deal if you're at the finish line and just need an extra week.A good portion of a Mortgage Broker's job is expediting this process and keeping everyone in check. 

Eliminate all extras in your life so you can get your first down payment and closing costs. 

I don't think I would tell my job what I am using it for just because some companies have policies that don't allow employees to work second jobs or run businesses.How much extra money would you be out if you took the commercial loan and then refi'ed once its liveable?

I will in 20 yrs though when they’re all paid off by my tenants.Goal is to pick up extra shifts, keep buying/accumulating rapidly for cash flow before lifestyle creep sets in and I have to buy a mansion and a couple Teslas.

It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees.