It all depends where your current balance stands.  

Given your limited cash and high DTI, refinancing after boosting rents might balance risk and reward best.

The company making the offering must take reasonable steps to verify that an investor is accredited, which may include checking financial statements, tax returns, or receiving confirmation from a broker-dealer, attorney, or certified public accountant.These regulations reflect a balance between making capital more accessible for businesses and protecting investors from risks associated with unregistered securities.

You'd need to come up with the seller's equity (the difference between the loan balance and the sales price). 

Examples include:Capital One Spark: Great for cash-back rewards.American Express Business Platinum: Excellent for scaling businesses with travel needs.Tip: Pay off balances on time or early to build a solid repayment history without impacting personal credit.4.

There can be redeeming factors that counter balance a deficiency in a particular area. 

and am eager to connect with experienced investors to gain practical insights.What I’m Looking For:Advice on identifying cash-flowing properties and understanding market trends in Lynchburg or similar areas.Recommendations for a local real estate agent or property manager with experience working with investors.Insights on how to balance active and passive investing as I grow my portfolio.I’m grateful to be part of such an inspiring and knowledgeable community.

Yes it’s common to have an additional guarantor who has a balance sheet added as a credit enhancement.

There's no balance there.

@Mary LopezThere are second tier lenders out there (non-banks) that will do small balance commercial.