Credit not so good but from years back.

I put 60k in improvements to the infrastructure to get a commercial tenant in there.

if you have less than 1,000.00 under your name, and owe almost 100,000.00 in student debt, and have a terrible credit, and income is not stable... where do you start?

Now we would like to release some of that equity to buy a rental property - but I don't have the credit score to take two dings, i.e. one for the HELOC and one for the rental mortgage. 

It is an improvement to the propoerty, so it should be depreciated, over 27.5 years.  

Even if you sell it as-is having it cleaned out is going to improve your sales price. 

Also, would I be able to borrow enough with the new mortgage to rehab it or is that usually with borrowe money like credit cards and smaller loans?

Fortunately, I had reserves and we are able to roll some of these onto credit accounts. 

And any improvement on how much less you have to pay on your mortgage is an improvement.  

A book that teaches you how to analyze the population of your target demographic in your city (is there enough of your chose demographic in your city that rents), and help you think of ways to improve your property to target this demographic?