What lenders, if any, would approve me given my circumstances?

Here are the circumstances:  10yrs left on 15 yr mortgage. 

Circumstances over the last few years have allowed me to start a new career and move to a new location. 

It's a kind of mindless "checklist" way of underwriting loans, and if your score is 1 point below the minimum it's denied and 1 point above is approved.If you know that you will be selling or refinancing with 3 - 5 years, then a more flexible "Alt" loan through a bank that combines a fixed period that converts to an adjustable rate is more flexible with regard to income and credit.Credit problems can be explained as a "one time set of circumstances that do not reflect ongoing consumer behavior."

However, I'm concerned with the covenants and constraints lender requires in non-default circumstances.  

Shorting on rehab costs/unforeseen rehab costs, or something else?  

But I wanted in the game and with other circumstances our two works well for us and has awesome cash flow.

The long answer is it depends on the circumstances. 

And yes, in some circumstances it is considered a hate crime (criminal offense) to use racial slurs against your tenants.

If they sign an estoppel detailing any agreements or deals or special circumstances that aren't in the lease or sign one and say there are none, you can save a lot of drama later.