Tom Gimer can verify.....I believe one of the conditions for title insurance to buyer is that property taxes have been paid/credited at sale and believe property taxes are an exception not covered.

My credit is over 800, along with a strong financial background, so I am not worried about getting approved.

My credit union needs a 12 month seasoning - I tried. 

and called the selling agent to telling her to tell the seller to return the fridge or give me credit for a new one (they returned the old fridge which I still use). 

To be honest I have only tried local credit unions so far so maybe I need to go one level down from even that.   

I have about 130,000 equity in my house, but honestly my credit isn’t very good so I’m not sure a HELOC is a great idea.

Who's got the most competitive HELOC rates in Central Ohio for someone with excellent credit. 

She is now a single mother of 4 with no work history, terrible credit and an $1800 mortgage.

If not, you can still go back to the seller and request those items be repaired, or more likely, a credit at closing for the repairs.If the seller won't offer a credit or repair it, certainly consider backing out.  

Do you have the tenants go through your rental application and require them to purchase the background check/credit check?