I'm looking at purchasing a rental in North Carolina, I have Excellent credit (800+) and money for the down payment..

It's a good idea to look for lenders that specialize in more flexible terms, such as portfolio lenders or private money lenders.

She mentioned that she had one higher but the person wasn't very serious, so she went with my offer.

There are clear affluent areas and forgotten areas of Janesville, but I will always stand by my opinion of tenant screening being the best defense of your rental property value.The Northeast side is, by popular opinion, one of the best areas to be in for newer duplexes and larger lots (for more money, of course) - take a drive down the side streets off of Wright to get an idea.The homes here are at a premium price, and rents are higher, but we've found the ROI is too low to start out in that area. 

I'm coming up on 2 years of income produced by the property, any suggestions on how to get a lower interest rate without using personal income?

@Jim Johnson yes you can ask for personal connections but also set up Alert words so you can focus on your specific area of interest

I've never personally heard of him, but this is one of the key things I looked for when I found my mentor.

Starting out wholesaling I don't know if I'd do post cards unless you have the time and money to do so. 

During this time you are not generating any return from the money invested in the ADU.

You are making money on appreciation and debt paydown by doing nothing.