But you'll get to establish a relationship with a local bank (or several) and potentially open the door to obtaining a business line of credit down the road once you have built up trust with the lender.

The owner is being very cooperative with everything and can get me anything I need. 

The Line of Credit will have an adjustable rate. 

You could then perhaps pull a line of credit(which is great because you pay no interest until you actually use the money) and go find another one.This is what I would do(multi-family) if possible...but different markets will require slight tweaks in your strategy. 

I also should mention that I have not saved a down payment OR that I am in the process of rebuilding my credit and although I have come a VERY long way I have average credit at best .

Once it’s seasoned after 6 months, refinance through a local bank or credit union.Now, I am a fairly new investor with my real estate license and a few units under my belt but I recently left a regular 9-5 and want to see what my options are in order to refi on the property with no W2 income.

My advantages that I know of are my ability to get a mortgage (W-2 income, credit, and debt ratio are all good), having enough cash and house equity to get a 25% down non-occupied loan on a SFH or duplex (in my market), willingness to sell and move to house hack a 3-4 unit, understanding the fundamentals and math of small residential REI, love of learning "systems", and being a complete badass at life in general ;)My disadvantages that I know of are that I don't have experience yet in buying/managing rentals, and I haven't met enough other investors to learn about a lot of deals early in the pipeline.What would you do in my situation?

-Sell them off  on Rent Credit or Lease Option. 

My response to their question is always truthful: We manage this place professionally with credit checks and employment verification.

We worked together over the last year and she was able to get herself out of debt and repair her credit.