I do have credit but for the last 3-4 years I have always paid cash and used a debit card.  

My credit is full with our house and school loans, and my husband just started to get credit a few months ago.

Make sure that they have a real track record as investors and mentors.

He put the down payment on credit cards and closed in May 2016.

I asked for references which he DID say they would send me but not after sending them my credit reports and getting approved first for their lending.

So as most people, I started buying property the tradition bank/ conventional way, with personal credit and guarantee. 

Make each property its own "Class", and QuickBooks will work really well for tracking everything by property.If you're using Excel and giving each property it's own column, using "Class" will accomplish the same thing in Quickbooks.

This is a great way to get the guidance you need and put you on the right track.

Most likely a smaller regional bank or a credit union. 

This is why the bank's background check focuses so heavily on your credit and income  when getting a non owner occupied residential loan and they are rather loose looking into you when you buy a large commercial property.