Take stock of your current credit score and accounts.

It sounds like the Title Co. was not aware that the tenant prepaid rent and just prorated the current rent for the month of closing, so agree if they had no knowledge of it, would not have ever gone on the settlement statement as a credit to the buyer and they likely will not do anything post closing to help obtain those funds. 

You are still going to get the best rate possible with your significant down payment and with good credit I'm assuming.   

If Don fails to pay, the bank will certainly go after me, it will at least ruin my credit and will likely take me to court.

I racked up debt, at times putting expenses like property taxes on a line of credit.

A cash out refi should take 2-3 weeks with most lenders, and you should have only an appraisal a credit report fee as upfront costs. 

-Max LTARV is typically 75% -Is a 12-24 Month Interest-only loan with a balloon payment - Minimum credit score is typically 600 -Interest on the Rehab is usually paid per the total drawn amount. 

If so, invest.It's not let me find some deal for me-- the lowest hanging fruit.

I was working with a local credit union who pulled out at the last minute.

I'm broke as a joke but I have good credit how do I get started