Question is where would you guys go if you were in my shoes.

@Vincent PirroneIve recently been in the exact same shoes of despair as you currently are, so I’ve had to stop and take stock of why I keep ‘failing’ or feeling like a failure.

Have you got a good pair of shoes?

Thank you so much everyone for the tips, and Rose White My background is generally the same coming from a low to mid level income household, right now i am working at a flooring company in sales, and I could not attend college due to lack of money.

Guns N Roses also tried wholesaling, but they couldn't cut it so they just wrote a song about it.  

If at worst case, and if i was in a shoes where I don’t make enough, i would be up front with the landlord about the fee and ask if i can get it waived for me to go through the background checks.

What would you do if you where in my shoes, as far as refinancing?

These are setup so that people in your shoes can invest in real estate, without having to sink the time that goes into deal hunting, managing rehabs, collecting rents, ect.You could also look into partnering with someone who does this full time. 

The main thing is to find a mortgage broker who is an investor and who has been in your shoes before.

A small buyers pool just got smaller and the risk just rose.