Also helping was a relationship with that bank (deposit accounts) and good credit. 

I would definitely check Dunn and Bradstreet for any open lines of credit, liens, judgements and the like. 

If your property is residential single-family owner-occupied in a good area, the buyer has good credit, made a good down payment, and twelve or more on-time payments have been made, you'll be in the lower range.Note buyers, just like lenders, won't go above a certain loan-to-value (LTV) ratio.

Here are some general guidelines: Lien Position1st Position LienEquityMinimum Down Payment of 20-25% (a 30% equity to sale price is preferred)Down Payment made in certified funds and not borrowedMaximum Funding of 70% ITV (Investment to Value)SeasoningMinimum of two monthly payments already made12 months or more preferredPayer CreditCredit Score of 650 or higherNo major derogatory trade lines (No 90-180+ days delinquent, foreclosure, repossession, bankruptcy, etc.)No decline in credit since purchase of businessTermsPrefer 60 months or lessMaximum of 72 monthsNo Balloon Payment preferredCash FlowBusiness has positive cash flow1.25 debt service coverage ratio preferred.DocumentationPersonal guarantee from a creditworthy individualStandard documents including Note, Security Agreement, and UCC-1 filing.Tax Returns on the business that substantiate profit and loss statements.OtherPayment history current and verifiablePayer Interview indicating buyer is satisfied with business and comfortable making paymentsMotivation for selling the note is not a result of a deteriorating businessConsideration of high risk businesses or geographic areasIn these situations, sometimes a partial is a better option. 

Im self employed, roughly make $130k gross anually, 1099 NEC , no debt at all, 740 credit score. 

Whether bank or credit union - either will work. 

@Randall AlanRandy,I have roughly 1+m of funds, that includes open lines of credit.

@Timothy Hero community banks and credit unions are the OG DSCR lenders.  

It will likely still continue being a difficulty.You mentioned bills, are they credit card bills?

Additionally, a CPA can maximize child tax credits, rental property depreciation, and ensure compliance with reporting requirements for their 1099 income.