After the initial inspection we sent a response to the inspection asking for $21,500 in seller credits to cover the roof and furnace (both needed replaced). 

Improve your credit and financials so lenders are willing to take a chance on you.

Hi Jerrell,  The best option for trying to get a HELOC on a property would be to check with local credit unions. 

You can look into switching to a local credit union or portfolio lender, as they tend to be more flexible with regional policies.

I would not favor one or the other. 

@Robin Simon I completed a refinance with my credit union at terms of 3/30/75 @6.85% I will have the renwal in 2026 and hoping rates come down a little by then.

. ;-)In Atlanta, for example, city/county liens are treated the way the credit bureaus do: They fall off after 7 years.

My tenants had late payments, but they were eventually made whole—credit where credit is due.Another standout moment was in 2021 when a major winter storm hit the area.

But an investment-focused agent brings way more to the table than just writing offers.Finds off-market deals you’d never see on Zillow.Negotiates beyond price—think seller credits, better terms, and saving you $$$.Spots risks & hidden costs so you don’t get burned.Thinks long-term—helps you buy with appreciation, rental income, and future wealth in mind.Has key connections to lenders, contractors, and off-market opportunities.If you’re looking at this as an investment, the right agent doesn’t just cost you—they make you money.

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.