I do direct booking through the Houfy website, taking credit card payment by Square. 

To this very day we are still taking on new clients and are doing just fine, so it goes to show you can’t please everyone but that doesn't mean you can’t still do good business and improve.

A couple developers we work with skip LIHTC and the tax credits and go the route of impact funds to help alongside other debt and sometimes equity. 

Appraisals came back awesome my credit score came back 720.

When it comes to real estate, here's a general list of eligible assets and their depreciable lifespans that you should know: Residential Rental Property = 27.5 yearsThis includes any building or structure where 80% or more of its gross rental income is from residential units.That means:- Apartment buildings- Single-family rental homes- Duplexes, triplexes, and quadplexes- Mobile homes (used for residential rental)- Any kind of residential lodging facility where the primary purpose is long-term rentalCommercial Property = 39 yearsThis includes non-residential properties like:-Office buildings-Retail stores and shopping centers-Warehouses-Industrial complexes-Hotels and motels that do not qualify as residential rental propertyLand Improvements = 15 yearsThese include sidewalks, roads, fencing, some landscaping, and parking lots that are separate from the building.Personal Property = 5 or 7 yearsPersonal property used in a rental activity usually has a 5 or 7-year life.This includes most furniture, appliances, carpeting and various machinery.Qualified Improvement Property (QIP) = 15 yearsGenerally, this includes any improvements made to the interior of a non-residential building after the building was placed in service, excluding elevators, enlargements, and the internal structural framework.Computers and Related Peripheral Equipment = 5 yearsVehicles = 5 yearsNote that the land itself is not depreciable.

I used a personal line of credit of $8k to invest.

As a new realtor (and student) you probably make below 80% median income which might help you qualify.I work with Finger Lakes Federal Credit Union (for my primary) and Lyons National Bank (for my investments), both will probably be able to help you navigating downpayment assistance and your situation. 

It's so bad that my last purchase was in Indiana, which was my first OOS investment, and likely will continue to look there if the market doesn't improve here.  

We both have good credit but my lender made it seem like there was no getting around putting less than 25% down on an investment property.

You also get 100 free credits on sign up so great if you just need a smaller list done.