I build but no rental product lately.

For example I offer a limited service product in FL at 10% and I can show I am beating the market 10-12% here through marketing on 15+ channels (Abnb, VRBO, Google Vacation Rentals, BDC, Cap 1 Travel, Marriott Homes & Villas, etc).

I tend to adopt the same marketing philosophies of Fortune 500 companies: Does McDonalds or Lowe's have reps going door-to-door to market their products?

Or borrow the down payment or do hard money and then refinance into a longer term loan product?

Given, it's probably in a good market and run correctly, you should be able to rebuild a 5 Star business if you are on top of your game.

POnce I ask where they live, where they work, their budget, whether they plan to self manage or use a property management company, why they want to get into real estate, and what loan product they’re using, the criteria shifts fast. 

I think you need to work with a broker, it sounds like you are dealing with captive agents working within their product guidelines. 

I still had to bring $26k to closing in order to cover the down-payment, but I left closing with a $26k check from the seller to essential end up with no money out of pocket (in reality, I used the $26k to make repairs on the property).I know there are certain limitations on particular loan products that limit the maximum amount of seller credits allowed (6% for FHA, 4% for VA, etc.); however, I am using a commercial line of credit that does not have a limit on seller credits.

Check with lenders for current product availability.

There is no logical reason on products.