The banks thought I was a dead beat because of my debt to income ratio.  

In this case even if the project went south and you broke even or even lost money, the equity (debt) you used would still be covered by the income you are earning on the rental property. 

@Thomas FarrellRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

The cleanest route but the least attractive method for most investors is to have the investor provide debt.

If the bank prices their debt based on the fed rate you typically see WSJ Prime + 1%.

How long it takes to be financially ready is different for everyone.

They don't seem to realize that this is a financial organization. 

.- **Proactive maintenance**: Regular inspections and quick resolution of maintenance issues to keep tenants happy and properties in good condition- **Transparent reporting**: Clear and detailed financial reports so you know exactly where your money is goingIf your current PM isn’t meeting these standards, it might be worth exploring other options.

A clean cut, I get that it might be hard emotionally and financially but a clear break on stuff is what you need not more stuff that keeps you together that will just be one more thing to fight over later.

That sounds like someone who has been going in the wrong direction financially for whatever reason.