Any good commercial lenders (or maybe portfolio) in Idaho?

[Hen Ley]

Looking to finance a purchase- it will either be a flip or rental. Currently don't have any income and my tax returns don't offer anything that would help qualify. Having a hard time finding a lender that will lend based solely on anticipated rental income for this property (which already has a tenant in place I could keep). Have impeccable credit score, no debt, a history of managing/owning rental properties, able to put 40% down and still have a few years living expenses liquid. Hoping to avoid hard money lenders- Any suggestions as to viable lending sources that would allow me to qualify based on anticipated rental income?