We normally do not seek judgement due to the expense that is involved, even after you win you have to continue to renew the judgement every year.We put them in collections and have it hit all three credit bureaus.

That is terrible advice!

Personally, I follow this standard for every application I receive:- Income of at least 3 times the monthly rent (verified through the employer)- Credit score of 580+- Rental verification with past landlords (no outstanding balances, no late payments, and the property left in acceptable condition)- No history of collections, evictions, or criminal offenses- No overdue debt (except medical debt)This process has helped me place quality tenants over the years.

The banks/credit unions said I needed 6 to 12 months of ownership to get refied. 

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

Instead, it works like a credit and goes toward some of your upfront costs.

@Jeff G. not aware of that, but sure it's available for a price from Fair Isaac Co or one of the credit repositories.

I don't have the capital to replace the HVAC at this time or the credit to finance it.

Small, local banks and credit unions always have connection issues no matter the software.

Tell the lender you want a construction loan online of credit.