Best thing to do is just apply for a pre-approval with a bank and either review the approval offer or find out the exact reason you did not qualify and work to resolve that road block.The only thing that can make a refinance easier is if your paying off some debt to help lower your DTI.  

As others have said your HML should provide a pre-approval letter.

So if I see a pre-foreclosure on zillow, I understand that the owner isn't necessarily trying to sell it. 

I would definitely get other options there is no cost to rate shop and see who has the best "APR". 

You need an aggressive buyers agent to go in and make a strong offer and an argument for you that you are a solid buyer with an "Approval" not a Pre-qual letter! 

Good luck to youthat and simply take a pre license course so you at least learn the vocabulary and interact with those of a like mind.. wholesaling is by far the most difficult thing to do in real estate to make money.. and to really make money at it.. its like any other business you need start up capital. 

It seems like some of these metrics are geared for a pre-purchase analysis or for after the first year when total cash investment for purchase is considered. 

We  have money saved up & got a pre- approval from a bank already.

Any help advice is greatly appreciated.Andrew   HousePurchase Price $90,000 Total PriceRepairs$10,000 Rough EstimateMortgage $408 20% Down 5.5% APR when refinancedTaxes $790 Pulled from countyHOA N/ARent$1,800 $450 per UnitProperty Management $180 10%Maintenance $180 10%Capital Expenditures $180 10%Vacancy $180 10%Cash Flow $672.00

Did Alameda County Court mandate a pre-trial mediation in order to try to settle before your trial?