The deposits were credited to me at closing.

Can you find a local portfolio lender from a small bank or credit union.

Does anyone know the name of credit union and used it for lending to buy investment property?  

Since my capital is low I was planning on utilizing my credit cards to fund the rehab.

I would assume not, and if not, the appraiser will not give credit for a true 4 bedroom comparing against true 4 beds. 

How does credit and past rental history look?

I have money and good credit.

On the same note I have tried to get her to invest in other properties with me and she is terribly risk adverse and just can’t stand the thought of having her name and credit being attached to a large mortgage even though I have explained numerous times about how the bills and mortgage payments are made by the rent payments. 97% of the time she continues to be supportive of me pursuing the real estate on my own and has been supportive of me retiring from my job to pursue it full time.

The collection sits on their credit report, which may protect the next Landlord who runs a background check.

I got all fantastic tips in this thread!