Financing Options after 5 houses and no full time regular job

[Roy Gutierrez]

Hi,

I started investing in 2012, accidental investor but here I am, I have 5 properties, 2 long term rentals, 2 vacation rentals, and my own home. I quit my job to keep my sanity so now I depend on my houses and some work on the side, was out of the loop for a year and a half, saw a great property and that got me curious again to keep investing, would like to know about my options as far as financing. I know not having a regular job is going to hurt me a lot, my 2 long time rentals are more than 2 years so I can count on that income to be counted, my vacation rentals are 1 1/2 years so not sure how that's going to play out with certain banks. I have 3 mortgages, 51K, 56K, 122K, (the 122k is FHA) and a SBA loan 31K against one of my properties, so only 1 property free and clear (rental), and probably have around 25K for a downpayment.

As an example, a house that I looked at is a huge house but needs a ton of work, I would try to get the property for around 65K-75K, and probably spend around 130K for rehabbing (would love to turn this one as a vacation rental!),I wouldn't mind buying it as an owner occupant, I would just move there, ideally I would like to get a loan that includes the rehabbing amount. 

What are my options? if not to good, I guess partnering could also be a possibility.

Thank you!