But you likely cannot play the long game that institutional investors can. 

I understand your frustration (and share it, I have two simple residential refinances that are approaching 60 days in underwriting...it's maddening).But if you want the bank's money, lose the attitude and wrap your head around the fact that you have to play by the bank's rules. 

And then people wonder why we can't stop "talking about race" or "playing the race card." 

Here is something to think about: your mailer and especially the list play a major role in the success of a direct mail campaign.

During that time i’m sure my tenant was extra loud because nobody was below him, he likes to have people over and play music...I told him a couple times about keeping the noise down..a couple nights it’s been 2am and i hear music thumping!

If you are looking at a big bank, a HELOC might get yanked, depending on how the COVID situation plays out (and how the economy rebounds or doesn't).

@Mindy Jensen, They are having an "issue" finding titles/keys, so we'll see how that all plays out...

But of course, to play both sides...in reality if I do refinance, I would actually get worse interest rates from the bank since it's currently under a 4.25% rate that was originally designed for conventional primary residence home loan, no? 

You may be able to borrow from it but I doubt I would.I don't play a lot with fico maximizing, but a store credit card wouldn't be my go to. 

If you try to play games with the SBA, well, that would be very foolish.