I have enough money saved up right now and good credit to be able to start something, I just want to making sure I start in the right direction.  

They had a lower credit score. 

Let him know that if he doesn't come up with the deposit, and co-signer within 5 days you will file for eviction which will ruin his credit rating and ability to rent in the future.

@Maugno Mora have you thought about doing a Home Equity Line of Credit instead of selling or refinancing?  

If you are tight on cash flow, it is recommended not using reserve, but these days we have credit card that can cover the unexpected repairs, so not using your reserve for other deals might be bad financial decisions. 

I assume you would also recommend meeting with local banks and credit unions?

I remember a BP Podcast where the guest was speaking about a single commercial loan that wrapped a few properties and also had an equity line of credit attached that he could draw from.

They nickel and dime you something terrible .

If they are former tenants, then I want their credit scores and proof of previous payment or they are going to be leaving.

There was a TERRIBLE accident at the house, one of the tenants almost died.