I don't know if this is required in your locality but if it isn't get rid of it.

I know they have a cap at 10.We have also looked at using local banks in the area but those terms are usually 3 years arms to ten year arms and 20 year loans so it lowers cash flow significantly. 

Focus on rebuilding your credit, saving for a down payment, and learning the local market.

.)- Crime stats... if you know specific zip codes/submarkets that you'd like to target, the best data will come from local precincts. - and more..I'd recommend remaining active not only here on BiggerPockets, but in other valuable RE investment networks that you can find - i.e. local meetups (meetup.com, eventbrite, BP local events). 

I have called my local credit unions and I can't borrow against the house because It has already been gutted and is deemed uninhabitable.

Super nice guy, and a genius.You can also go checkout Divorce Lending Association and find a local CDLP if you'd prefer.

Local.

They also appreciate honesty and transparency so they can make decisions fast without any surprises.Some of the top skills that you can focus on are:Comping: Knowing your comps inside out is a must.Negotiation: Being able to connect with sellers and strike a good deal is huge.Networking: Relationships with buyers, agents, and other wholesalers are invaluable.Also, Get to know your local market being able to talk the talk in your area will help a lot.

Granted we only have 17 but still, I’ve never used anything except a simple excel spreadsheet and all my rental properties have a separate savings account under my main account at my local bank.

Did you try a local CU or bank for a construction to permanent loan?