I am HUGELY in favor of treating tenants like people, but that doesn't mean I need to think of the relationship as personal.

The industry standard currently is around 70%, but there are some that will go up to 75% or 80%, but you've got to have pristine credit.

Mint did a decent job for me previously, and Credit Karma is less adequate. 

But 3) Try multifamily specific brokers, crexi and loopnet, although 2-4 units maybe scarce. 4) A home equity line of credit is a good source of funds however it will generally make your overall monthly payments higher, so unless a deal is very solidly cashflowing, a HELOC may put you into negative cashflow. 7) Typically electric/gas are paid by the tenant - however this isn't true across the board. 

They offer competitive terms and have a robust track record, but you may find their rates and points can vary based on the specifics of the deal.Roc Capital: They focus on fix-and-flip loans with favorable LTVs, and they’re known for quick underwriting.

I have no debt, significant equity, good W-2, and excellent credit.

Everything he teaches about personal finances (budgeting, car loans, credit cards, etc.) is spot on.

You are likely blending PMLs with HMLs here, most PMLs lend on a relationship basis and most HMLs underwrite the credit profile and risk of a deal. 

Currently my credit is under 515, I know I can fix it but need more income and cash.

Buy smart, and do everyone here and throughout the area a favor: Don't rebuild at the existing elevation.