I went to my local credit union, Wells Fargo, and United Bank and each one turned me down after "checking with legal."  

Any tips would be appreciated

Can her status and credit be of help as well?

Both of these financing can be obtained as long as you have good credit. 

The reason being I have to build up my credit score before I can get approved for a loan. 

Assumption by an EntityUnfortunately, assuming a VA loan directly through a legal entity (such as an LLC, corporation, or trust) is typically not allowed because:Primary Residence Requirement: VA loans are designed for owner-occupied properties, meaning the assuming borrower must intend to live in the property as their primary residence.Credit Review: The VA and lender require the assuming party to undergo a personal credit and income review to ensure repayment ability, which entities cannot satisfy.3.

If you choose not to show up, he would almost certainly be awarded a judgement.Of course, you could choose not to pay the judgement, but then he can send it to a collections agency and your credit score will be trashed.I don't see a scenario here where you get through this cleanly.  

Any advice or tips?

For me A or B grade means that you can get a tenant with a 700 plus credit score with an income well above the minimum threshold. 

Unlike traditional banks, which focus heavily on personal credit and income, portfolio lenders prioritize the cash flow of your property.