He is very good about deductions on tax returns so his income looks negligible and of course banks wont talk to him about loans.

Many banks securitize their loans (bundle them together) and sell the loans to Fannie Mae or Freddie Mac, while continuing to service the loans, that is collect your payment.

These properties can provide cash flow and diversification while qualifying for favorable residential loans.

The rules and payment standards vary significantly from one area to another, so familiarizing yourself with the local housing authority's procedures is key.

Many banks securitize their loans (bundle them together) and sell the loans to Fannie Mae or Freddie Mac, while continuing to service the loans, that is collect your payment.

Also, did you have any other loans (ie student loans, primary residence mortgage, etc) when you took on the $25k? 

Unless it’s specified by your loan type or lender, you don’t have to.

No back payments due, but there is a HUD loan for $7k from a previous forbearance.

HELOCs are not available because they are residential loans guaranteed by individuals and what you seek is a type of commercial loan or credit line which are available to seasoned companies with proven financial track record.

I initially got a variable loan.