All advice and tips are appecriated, thank you

Conclusion: Don´t give your credit card infos for "free" products!!!

Keep your payment at no more than 35% of your income and minimize your credit card and auto debt.  

Pro tip - Home Depot has a tile from Ivy Hill that looks exactly like Zellige for a fraction of the cost.

I have one lender that will go up to 85% but need 720 credit or better and 1.25 DSCR no rural areas

This will allow you to remove the person and do the financing on your own.Home Equity Loan/Line of Credit: Since you're looking to access equity, a home equity loan or line of credit (HELOC) can be a good option.

Then what happens is the lender reports your payment history to the credit bureaus and each time hereafter if you ask for another loan and the lender pulls your credit then they are going to see your payment history and whether you made your loan payments or not which will likely influence whether or not they lend you money. 

If you’ve been active in the area, I’d love to hear your take—what’s working, what’s not, and anything I should watch out for.Appreciate any tips or advice you’ve got?

.: Quote from @Jay Hinrichs: when I was buying notes I did not even run credit.. but I only paid 10 to 20 cents on the dollar.  

do not use a line of credit for a down payment.