He wants to rent with a lady (she has 15 yr daughter) with 700+ credit score, 2x salary vs rent job, BUT she has "judgement from court" for child support services ( She needs to pay  for child support).

Can you please recommend a few local banks, credit unions and mortgage brokers that can help me build a portfolio in Indy.

Thats my only debt.My credit is about 600, So i beat the 580 minimum.

question for your lawyer...I would ensure the lease is being followed and that there are no history that would lead me. to believe it won't be followed.

If work comes up then you have 40% each month extra to pay off a credit line that covers the expenses. 

I'm unable to remember who created it, so can't give the proper credit, but here's the link.

Many people swear by rent credits or lease-purchase options but there are myriad rules and nuisances to it.

Check out the Fannie/Freddie websites for general terms, or speak with a broker/lender for more specific terms.I've underwritten 30 year am with non-Agency lending sources in the last 30 days (Banks, credit unions, etc.); if the asset is in good shape and performing, and the borrower/guarantor is strong, shouldn't be any problem finding 30am. 

The first three local banks I spoke to either only finance based on purchase and renovation cost or have a 2 year seasoning requirement to refinance on appraisal.Does anyone have a recommendation for a specific credit union or bank that refinances commercial loans based on ARV off the bat, or with a 6 month seasoning?

The tenant pays for the background and credit check.