giving credit my go into a bad road depending on the type of people your tenants are as they might expect it again down the road. if they are great tenants, never bother for the small stuff and you want to keep them, I would give them a small reduction on rent to help them off set the electricity bill.

Most banks will limit the income credit from the rental given your limited ownership (less than 2 years).  

I currently have a potential tenant who makes good income and everything seems good about her, however her credit score is horrible (about 450) and many derogatory credit accounts.

The house I'm looking at is 90k, but it has a leaking basement due to poor drainage in back yard.

I've decided to do them in the order received and process until they no longer qualify before moving onto the next and making them pay the credit/background check fee.  

What will you offer the tenant to convince him to make a poor financial decision?

Unfortunately when a home is renovated for a flip it is generally a poor choice as a rental.

I've contact Commonfund, Solvay Bank and Prime Lending...seems the best rate for a sfr investment is 6.1% with 760 credit score and $100k+ income, $100k+ in bank and we are renting for $900/month.Is this the best I can get?

I did try a few local banks, but they want to use my personal income and credit score for loan decision rather than asset based.

A line of credit to use if I need it.