Residential is any single Family , Condo, or Townhome, and Commercial is anything 5+ and up.I would be curious if your credit Union uses the Fico 10 model which is simply looking at model that shows how you pay off your revolving debts either in full monthly or over time.

The right questions revolve around people and process: What's the staff-to-unit ratio? 

Us real deal Investment Real Estate Brokers, yes there is ever so few of us in contrast to the giant revolving door or generalist and hobbiest agents. 

I greatly appreciate your insight and details revolving around which cities I should avoid or lean towards.

Before each refi, pay down revolving balances and avoid opening new personal accounts.

A Heloc is a revolving line of credit, typically with a variable rate.

Making for a setup of non-closing buyers and a revolving door of damage repairs. 

These will be cashout refi type products and not revolvers, but they will allow you to keep your existing first lien in place. 

It is the ultmate rehab program (in my humble aopnion anyway) as it is cheaper then rehab money AND you pay one set of origination realted closing costs, but you can use the funds multiple times as it is a revolving line.

Instead of trying to “educate” them on my way of doing things (which hasn’t worked in 20 years), I focus on building around their weaknesses.What’s worked best is having someone with strong psychology and relationship skills as a foreman—someone who keeps the contractor relationship healthy—and pairing that with a project manager who may not even need to be on site but has the skill set to manage timelines and budgets virtually.The truth is, contractors are a revolving door.