Most lending is based on cashflow, not the 2% rule (although still a good rule of thumb for some types of investments), might have the most help from the group if you provided some of those details here just so it'd be easier for us to help you best. 

i strongly disagree with this. 

Dont know where to start any suggestions will be great thank you For the 300k property they are probably not going to let you pull any money out based on the amount of credit you already owe.

DSCR loans let you qualify based on the rental income of the property rather than traditional income verification.

Purley asset-based lenders are most likely going to be hard money lenders whose rates are typically going to be much higher.

I'm based in the Boise area so we're a little far apart.

Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland )

So think twice before taking any outsized risks, as you already achieved a nice equity base, and you don’t want to end up screwing the pooch by taking unneeded risks ;)Good luck and keep us posted on your decisions…

Or, you could ask for a rate quote based on a range of credit scores and you can figure out what they'd charge you on your own.

There are too many factors to consider to just provide base rates for what you're asking.