We acquire distressed multifamilies, improve them, and then rent.

live in it. improve it. move after 1-3 years. repeat. 

The problem is that there are so many factors that impact the rate...credit score of the guarantors, Loan-to-Value, property type, citizenship status, etc...the list goes on.

To find a relationship lender, call or visit the small local community banks and credit unions near the property. 

There isn't going to be much of an opportunity to improve the value of a new build through a remodel so unless your discount is something along the lines of 20% or better, this may not be a good fit for the BRRRR strategy but that doesn't mean that it isn't a good opportunity for a different strategy.Just thinking out loud, maybe it could be a good fit for a lease option or rent to own play.

I've found great demand for the product, but everyone backs out when I ask them to do the following.Fill out an applicantGo through the background/credit checkPay a security deposit or move in feeAm I going about this wrong?

And besides high HOA fees, low HOA fees can be an indication of high "one time" fees for improvements. 

I am in debt with mostly good debt, a little bit of credit card debt.

A buyer usually prefers new appliances included because they are getting rolled into their 30 year long term financing and even at current rates that is a lot cheaper than buying them later on a credit card. 

(Quickbook’s little brother.)It’s very much overkill of what you’re trying to do but it’s super simple, downloads all your bank and credit card transactions, and only costs $50/year.