At the numbers you are talking about and where the market is heading you could pick up some very high quality NNN national credit tenant properties as commercial continues to recover. 

I've posted about Boutique hotels previously being the next high value investor asset class.. there are several examples of properties that have made 2024 improvements and nearly doubled the income and asset valuation.

Private lender will be close to a credit card interest rate for them to finance something like that.

It is my belief your current situation is not a bad position (it is a goid position that will improve with time).  

For us we all typically use 0% business credit cards to furnish the property which can amount to $40-$60k+ depending on how crazy you go. 

This section of the guide helps me to better understand how you can use the www.mysmartmove.com in conjunction with other forms of background checking:The Tenant Credit Report: The tenant credit report will contain a wealth of information related to the tenants credit history, including a detailed list of all the tenant’s open or closed credit cards, car payments, monetary judgements, late payments, and more.

I looked around and found lenders that will do a day out of foreclosure up to 50%LTV down to a 500 credit score but the loan amount minimum must be 300k.

Maybe some credit challenges.

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

Either would be a great option; I'd probably choose Roseville because it's more established, but the City of Elk Grove deserves a lot of credit for its impactful growth programs, so it wouldn't be a bad option.