Working with a local credit union.

Any recommendation for a lender that works with investors, understands their needs and can use rental income to improve DTI ratio?

Check the credit unions.

I was also looking into something like the Wells Fargo business Equity Line Of Credit.

Approval is also based off of your credit score, so make sure your score is up to par and you've done all your research on which financial institution you plan to go with.

I can get a line of credit to start somewhere between 27-30k my private banker told me.

Or to ignore the hassle of a FHA 203k or construction loan, you could conventionally finance the house, put your 20% down, then finance the renovation by other means--credit cards, personal loan, car loan if you have equity, private money from a relative?

At this moment I have bad credit, 50k in a 401k and an oil field job in west TX.

Or worse yet what if the person is "willing to pay above market rent" because they have bad credit (doesn't intend to pay), no verifiable income (can't pay), or a track record for trashing rentals?

If you were qualified for a VA loan (no money down), have great credit, six figure income to show the bank, how would you get started on becoming a full time real estate investor in the NEAR term?