I use mix of cash/credit/equity as a reserve... don't account on monthly basis for vacancy, capex, or maint.

We have excellent credit, so I don't know why they didn't offer that type of loan. 

I am in the business of real estate investment funding and business lines of credit. 

My plan right now is to just introduce myself, ask how long they've been in the neighborhood and if they know anything about the property, and give them my card in case they know anyone who might want to buy it or if they see anything fishy going on.Thanks in advance!

It lists the line of credit, are they referring to a heloc on the property?

After you have reached this number, you use CREDIT to pay for any repairs that come up and pay off that credit with your 40% surplus income each month.

Post 10x more craigslist adds, post marketplace ads on biggerpockets, go to REIAS and collect business cards and look for the real players.

Here are some of my favorites:Dropbox is great for general document management.Evernote is great for notes, checklists, biz cards, etc.Insightly is great for task management and CRM.For bookkeeping, QBO is the software of choice.

I am new to BiggerPockets, but as a Credit Analyst I have the following thoughts: First, if this is a pro forma then you need at least the trailing-12.

My credit is in good shape.