I had to put money on a personal credit card and I had to open a business credit card to cover. 

the dti will include all of your monthly debt obligations on your credit report as well as the mortgage payment you're taking on along with property taxes and insurance 

I am working with a lender that can liquidate credit cards for 10% to use on a down payment on a Tri-plex.

(I have a girlfriend who doesn't want roommates so buying and renting the rooms is off the table and of course we need to be on the same page.)  

Generally speaking you will be able to get 80% LTV on a cash out refi (as long as credit is decent and property doesn't have any super unique qualities).

Also curious if people are still listing a lower limit for credit score and whether that is legal and advisable as well.

Have you checked his business credit? 

But it does happen. the major risk is to the person you bought the home from. its their credit at risk.and of course if you put any down payment that would be at risk as well if things got bad.when you go into these deals you need to know if the bank does call the note that you can refinance and pay it all off or you have the cash to retire the loan.. anything short of that and your at risk .

Guys i know the arv and everything around that and yes i didn't do it on my own but i have experience i just have question about the lenders because they still want 20% down and plus of course intrest rate between 11.5 to 12 .7 13 so i what I'm saying if you know better trems for loan ?

For DSCR lenders, pre-approvals require a credit pull and the assumption of the property appraising for near what the borrower states.