Jade,Thats is because you using a lender instead of a bank. 

I have enquired with lender about in shifting title to a single member C-Corp, but they don't allow it "Bank’s charter does not allow it to purchase or own loans where the borrower is a corporation"

The single family I bought for $55,000.00 financed with a bank with 20% down.

If you are self employed you can also look at bank statement loans assuming you have a business with high deposits.

Pay back the investors their $1m and bank $3.5m. 

Real Estate is a river, always moving, always changing, cutting new bank and turning old into bog's.

You want to bank reserves there to see the future cap ex because if you don't, you get another property and then two furnaces go out in the winter at each and you need 20k and now they both cashflow nothing.Your asset will appreciate and you can value add to rent add by making smart decisions on upgrading tenants.

They're not like big conventional banks after all (correct me if I'm mistaken).I found one that does a soft pull so I'm thinking there's nothing to lose. 

I recently explored several top mortgage companies to hang my NMLS mortgage license with and if you have decent credit and a down payment, banks are finding ways to get you qualified.

So, while your bank account doesn't show it.