As far as I am aware they only allow investors to purchase properties all cash, they do not allow for bank financed purchases. 

I am waiting on the six months because I am sure they will appraise well enough to get my total investment back in the bank after the loan closes.

However, at least two of them were ruled upon in the 9th circuit court of appeals under the OLD California Partnership Act, so there is no guarantee that the courts would rule the same under the NEW California Partnership Act that is in effect today (or any other jurisdiction). 

You can call you bank and ask them for the paperwork they will need.

I've reached out to a few smaller banks in an attempt to find more investor friendly lenders who also offer FHA loans but haven't had much luck.

It is a small regional bank.

If there is ways you can add value through cosmetic work AND negotiate a price to but you in a good position with a fair amount of equity to begin with my opinion would be find another partner to front the remaining amount needed to put the down payment on a HML until property seasoned and then refinance into conventional through bank/credit union.

Is it necessary that the banks are asking for floor plans of the space?

Decided I might as well see what the bank says, this was the main thing holding me back previously, the thought that the banks would just dismiss me.

That way you have a rental bringing in a few hundred a month, a new primary home, and most of your savings still in the bank.