One way or another, however, the investors must work to pay down loans, increase rents and decrease expenses wherever possible.

Assess your financial situation and consider financing options such as traditional loans, private lenders, or partnerships.

I saw some of your previous posts, so I'm glad you're getting closer to your first.I think your rent sounds pretty cheap between you and your fiance now, but I also don't know the COL in your area.Maybe if you found something comparable in price or slightly less, then it could still math out, because you'll be benefiting from appreciation, loan amortization, and potentially a housing expense decrease over the long term even if slightly. 

I currently own a retail building I purchased years ago. 3 years left on the loan with a sub 4% interest rate.

However, everyone can make huge improvements by educating themselves.

Private Money Loan

I've spoken with a few mortgage lenders about FHA and conventional loans.

Hi group I’m looking for lenders that have programs for heloc on investments properties I’m in lake county IL right now I believe is better to do a heloc or 2nd loan because if I do cash out refi I be loosing cash flow or any advise 

Yes, funds coming from your wife will be considered a gift if she is not a borrower on the new rental loan. 

A lender needs to know what problems their loan products solve and what they don't.