Do you see VA/FHA rates in the 4's and conventional in the mid to low 5's is possible by Q2 of next year?  

Apartments.com is also where I have tenants fill out a background and credit check, set up automated rent payments, and upload renter's insurance.

With a good LTV ratio (solid amount of equity) and decent credit score there will be some options, although it will be limited because of how much is going on, on this property.

All that said, depending on how low your adjusted tax basis is, having a taxable sale would be extremely costly. 

I'd buy a SFH or something with little/low land value would be best.

Local credit union.

I'm a few days from closing and when the title company sent out the settlement sheet with the security deposits and prorated rents as a credit to me from the seller my bank went crazy.First they said I need an addendum stating that the seller is crediting me.Then they said I need an addendum nulling that addendum because the seller can't give me that as a credit.

15yr Fixed equity loan base rate could be as low as 10.25% at 100% loan to value, with a base APR as low as 10.25%.

I have 720-760 credit and almost 25k in assets.

I do full background, credit checks, job verification, etc.