Do they have the ability to refinance or is the CLTV too high or their credit not great? 

I just stop talking and just followed and spoke when spoken to And he low balled me Mind you i have a new kitchen new bathroom room all new plumbing and electrical i gutted this house to the studs and my house is almost $40k lower if sold at this price cheaper then lowest house over here that sold 

The foundation issue got me a $17K credit on the purchase price of the house and was immediately addressed.

Your loan will be capped anywhere from 65% ARV to 75% ARV and that will depend on lender, credit, experience, deal spread, risk.In that deal cap you have guidelines like borrower can get 80% LTV is their experience is X and credit is Y, and they can get 90% LTV if their credit is A and exp is B. 

BTW, I have a great agent, an 800+ credit score, a high paying tech job, no debt besides my mortgage, a home that's difficult to get a HELOC on because appraisers can't figure out what it's worth (I live in the country in a very unique mid century home), but only a small amount of cash.

I think it's important to start with this - is your 250k debt what you owe in principal on the mortgage on your home or is this separate debt (credit cards, cars, medical, student, etc)?

California would go as far as looking at her credit card statements to prove she spent more of her time in CA. 

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.

Her credit score is good at 745 and frankly, we could pay off some zero interest credit card balances that would likely bring her score up near 800.