Since living here I’ve put in a new HVAC in both units and kitchen into one unit, I’ve max out my credit card, and have had my parents help me.

Look carefully at the credit card transfer checks.

Now this, just terrible.  

Working with local credit union to refinance at lower than market rates

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

If you’re running a MTR more like a STR, then you can decide to charge the full boat as agreed or, if you desire (possibly to obtain a good review) find a substitute renter for the period in question and credit the original renter.If, like me you operate a MTR more like a LTR just for a shorter period of time, you probably use a specific rental form provided by either the state real estate commission of the local NAR affiliate.  

I do not use the lease agreements provided, I use the promulgated contract provided by my state, but it's perfect for background/credit checks, docusign, and payments. 

You can get up to 75% of the ARV on a cash-out, with rates starting at 5.875% APR and a 680 minimum credit score.

Should I assume the in-place IHDA loan at acquisition or close with a conventional loan and try to get IHDA loans/grants/credits later if/when I decide to keep affordable?  

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.