You can also send payments to credit card whenever you have spare money.

For us we all typically use 0% business credit cards to furnish the property which can amount to $40-$60k+ depending on how crazy you go. 

If you’re looking at retrofitting to separate heating for each unit (like furnaces or mini-splits), you might be looking at a higher upfront cost, but it can shift utility expenses to tenants and improve your NOI.I’d factor in boiler age and efficiency when analyzing deals and if it’s near the end of its life, negotiate a price reduction or a credit.

The banks/credit unions said I needed 6 to 12 months of ownership to get refied. 

The only example I can think of is that I asked an applicant questions about their credit report.

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

I knew there were some HML lenders that did OO, but OP credit score “isn’t great” (which likely means it’s poor) and “technically don’t make much money” (which likely means he has little income).i think it is long shot any HML that does OO will take on this risk for what they can legally charge for OO loan.  

Personally, I follow this standard for every application I receive:- Income of at least 3 times the monthly rent (verified through the employer)- Credit score of 580+- Rental verification with past landlords (no outstanding balances, no late payments, and the property left in acceptable condition)- No history of collections, evictions, or criminal offenses- No overdue debt (except medical debt)This process has helped me place quality tenants over the years.

It's important you understand this, be prepared, and expect that going in.

.* Receipts and Expenses: Once I brought to Jenny's attention that we were 20k above budget, she refused for days to give me the receipts, saying that I needed to give her my credit card statement first.