This is a probate sale "sold as is" and we have it under contract for 148k 10% down conventional loan.

Is hiring a different company from the lease agreement because the flowers and lawn were in terrible state, enough to be a breach of contract and enough to evict us? 

conventional mortgage(530k left in principal) refinancing on primary residence, currently at 3.75%, offerd at 3.37%, 2500 closing cost will be added in mortgage, so after recouping in 11 months I can get discount of $226/pm.worth it or wait a while for better rates ?

With conventional loans for 1-4 units you don't have to worry about this.

All conventional lenders have the same products, but at the end of the day they don't all understand investing.

The way I would structure what you are doing is acquiring a low money down conventional mortgage for your fist purchase. 

When I first start 8 years ago I was doing conventional loans.

This is the first deal I'm seriously considering without using conventional financing.

I'm adding a 60-day conventional financing contingency to help ensure that we have plenty of time to do our due diligence and I have a safe cushion in reserves in case the tenants fall on hard times.

Purchase a multi, live on one side and rent the other - Problem is, because I don't have any work history I can't use a conventional loan so the option of using a business line of credit with a lender is the direction im leading towards.