Now to every ones credit that works for this company that made a comment after mine I appreciate them keeping it professional.

Auction.com for some 66% or so of the preforeclosures in your area, other trustee's run other auctions, but auction.com has sucked up the majority of the business nationwide.   

WE dont pay a fee for the credit line as I mentioned just 1/2 point for each new loan..

They say not to make two major life changes within a year. 

Another one to consider is the FHA 203(b) if the repairs aren’t too major and you’re okay handling some out-of-pocket fixes.

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.  

ALL of my major problem tenants happened to have had a average (adults in the household) score below 625. 

And when you said the management company takes a 550 credit score , all I see in your future are evictions .   

here is what we did to have our 90 home project in Oregon standout and compete with the likes of Lennar  and Holt ( major regioinal) and Toll.Kitchens and bathrooms..

For a cash out refi, you are generally limited to 75% LTV and rates right now are in the mid 7s for good credit and a DSCR over 1.0.