I suggest 8% for a great credit buyer and higher for one with poorer credit.

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

Hope is a bad strategy.The only on market strategy that I think can work is paying cash/line of credit/hard money for a property that does not qualify for conventional financing.

I dont want to hear about you selling me your course or advice at a "new customer price" .

Yes, your rate will change but not much if you have good credit it will go up around 5.875% to 6%.

THe lender is a credit union and it is a conventional low rate loan.

Of course a member shouldn't conduct business with another member without doing their due diligence, but there is no reason why that can't be done privately.I personally know two women that were stalked because of their open membership on an internet forum. 

I am currently a student with some cash availbe and good credit score but no w2.

The trashing of his credit threatened his job.

We have internal funds, our passive note platform, lines of credit along with over 10 institutional capital investors that allow us to provide a variety of loan programs to fit the needs of residential investors from wholesalers to flippers to BRRRR or turnkey investors to land and residential developers.Kevin HillCEO - Aloha Capital