So when we had this property under contract for $92k ($95k purchase price with 3% buyer commission credit because I'm a licensed agent), it was an amazing deal.

I am finding that most credit unions will only do helocs on primary residence.

Signs of this are poor lease quality, maybe M2M tenants, high expenses (unnecessary things like high trash bills, internet, cleaning, security).

Quote from @Chris Mason: Rather than starting with one lender and going back to the tenants, another approach would be to work with a commercial mortgage broker who will put the full credit package in front of 10 or a dozen lenders, and see what they come back with.For example, for scenarios like this, I've seen lenders come back and offer a new loan that has a maturity that's coterminous with the lease.

Having a stable income and good credit will be foundational in qualifying for a loan.

It is a tough buy and hole RE market everywhere but markets like San Francisco are particularly challenging in the short term due to the poor cash flow (negative cash flow).  

If the tree was a straight tall tree that did NOT overhang the property and it fell across the property line damaging your garage then that could be the neighbors liability if they knew or should have known it was in poor condition.

Mostly on trade accounts with local businesses for the materials, some business credit cards, some of the contractors were OK with waiting 30 days for payment. 

They show some creative ways to borrow money or to payoff debt using credit lines but their disclaimer is to see your cpa and/or lawyer.

The downside is they usually come with higher interest rates and shorter loan terms.Partnerships or Co-signers: If your husband or a trusted partner has U.S. legal status and credit history, they might be able to co-sign or help with financing.Cash Purchases: Since you have savings in Canada, you might consider using that for your first property, especially for a smaller rehab project.Foreign National Loans: Some lenders specialize in providing loans for foreign nationals.