We want to use that money for a home and we live in NY and probably cant get anything unless we get more income and  bit better credit.

This is in Lexington KY which AI says have grown 5.1% YOY but the latest data I saw for this particular zip code is a year old and says it's the lowest in Lex with a median of $900/m so +5% only gets us to $945.

Please help me find a bank, credit union, etc that will let me use 100% of my equity on an investment property for an interest only HELOC.

This was not on credit history but on chain of title. 

Something like he agrees to flush more often and for every month with no back up I credit his rent $25.  

Would anyone have any recs on location banks, credit unions, etc that would look at a deal like this?

To their credit they're being pretty transparent about how this went down and they say they've hired a lawyer to take action against the inspection company they hired.  

Don't shop credit cards and mortgages at once, you ll create havoc for yourself.

You should be able to shop local lenders and credit unions and get a much lower amount of cash out of pocket while still achieving your goal of 75% or even 80% LTV on a commercial note.

Mortgage application activity has already seen a bump as primary mortgage rates are nearing twenty month lows around 6%, FHA in the very low 5%'s (and I've even heard of 4.875%'s floating around..) with DSCR rates now in the low to mid 6%'s depending on credit profile.