The only way you can break that log jam right now is severely lowered fed rates, but the level of federal debt is such that they're in a no-win situation because there's going to be little appetite these days for buying 1% fed notes from overseas.The fed rates were kept too low for too long.

also noting most people arent' aware but the credit score run by a mortgage lender and say a general lender like a bank are actually going to be different scores (and likely slightly different ranges) - with some greater weights on mortgage debt for the mortgage lender Credit Bureau settings

Leverage in an IRA will produce Unrelated Debt Financed Income (UDFI), subject to Unrelated Business Income Tax (UBIT).There are plenty of investment options to deploy your IRA funds, but again, using your IRA in connection with this transaction will disqualify your IRA. 

The tax debt was about $7k on the property. 

5x is a bit much to assume.Did your PMC pull credit on cosigner to figure out their debt load?

An LLC creates a legal separation between you and the property, so if something goes wrong—like a lawsuit or debts related to the property—your personal savings, home, and other assets are shielded.

It is in spirit of settlement but also I agreed up to a price - so I paid that price. 

Is the 5 property ceiling (estimate, of course) because of debt to income ratio?

You can accept the settlement. 

This is even true for student debt.I recommend the old-school, proven technique of paying off all debt.