Alex, it all depends on the numbers.

The rate quoted is not dependent upon your credit score, we just need to understand why the score is at that range and has it been improving.Any improvements to the property would need to be paid for with your cash.As we have discussed before, I think you should start with a flip property, maybe even a couple so that you can build up your cash and then use a portion of the cash as collateral for a larger line of credit.

From what I've experienced, this route will not work but ultimately is dependent on the lender's terms of the deal

It depends if the lease has an assignment clause in it. 

Again like any deal it depends on the numbers.

Regarding 3rd party management, yes companies can run it and reposition it for you, but depending on the deal you may not have much left.

@Laura Sulak That was my thought that the stability could be really nice depending on the situation, though obvious down sides are there too!

E.hartford is good depending on the area.  

Can the dependent so lay claim to it?

I would be open to investing in higher rent/higher value homes depending on how everything goes, but this is my plan for now.