If so your two best choices would be to 1) Do a refi and pull cash out. 2) Get a line of credit. 

If they have a unique rent amount, I give them a choice of paying online via www.erentpayment.com, or depositing it directly into my business account at the bank.

I have residential loans on properties 1-3 and commercial on properties 4-11I do not like commercial financing because of the 5 year balloon (never know what rates will be in 5 years) but I really had no choice.  

@Bill S. ...exactly, no matter the cost, it will take Action...I also believe working with someone locally will be more beneficial..

The county I live in gives a choice of finding a home, apartment, or using a voucher for your current residence.  

It has been difficult to get a conventional loan high enough to purchase my first investment. strongly leaning toward a partner/ mentor is this a wise choice?

Several other choices farther south or if you want to go north of the city as well.

Great choice to owner occupy.  

They get a 40k discount after the rehab is done and they come out with carpet and paint of their choice.

GP schools, coupled with a great location, and low inventory of rentals on the market in HW make it a solid choice.