Try Alliant or Aspire Credit Union .

Have you tried asking your HELOC bank to increase your credit limit on it?

Call the town office and ask them if they will take your credit card over the phone.

Having a down payment money is great but what is your credit like and what is your mortgage payment ability, what is your debt to income ratio?

The rent roll and tenant history look good. 

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They're ideal tenants, worked with me on some maintenance issues, paid on time, good credit score, quiet, everything.

I submitted all documentation for the acquisition line of credit and was told I would have a POF letter next day.

Here is the story:I have 90K cashI'm looking to buy an investment property for cash flowMy credit score is great (above 800)I don't have any debtIt's the first house I'm buying Trying to get a mortgageThe problem: my income is low, 25K a year.In this conditions the banks wouldn't give me a mortgage since they say that my income minus my current rent and other expenses doesn't leave me any cash for a mortgage payment even that I would be renting out the property I'm buying and that would cover the mortgage.Any ideas how to get a mortgage with those numbers assuming I'm not going for primary house?

A credit union (usually) that does not sell their loans up to Fannie and Freddie.