They want to see a track record of success.   

I wanted to see if there was anyone out there that has used Microsoft excel to keep track of the ROIs of there properties?

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

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. 

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.

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.  

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.

If I do this, agree probably best to go with an experienced expediter with a proven track record.

I see my train running right off the tracks.

You’re on the right track, and it’s a solid strategy to start with long-term rentals to build a stable income base.