@Jim Collins there is some nuance here....like how you are showing the properties on your tax returns...but all things considered, you should NOT have business debt held against you.  

There is a buyout in the event you expect to turn it quickly.Example: 100k purchase, 50k rehab budget. 10+ experience; 680+ credit score.90k purchase funded; 50k rehab funded.Let's assume 4 draws.Draw 1 - $10,000 (Paid at closing - that means 90k credit at close PLUS 10k credit at close from rehab budget).Draw 2 - $17,500 (Paid when draw 1 is complete).Draw 3 - $17,500 (Paid when draw 2 is complete).Draw 4 - $5,000 (last draw is reimbursed when last draw is complete).Connect with me via email and I can give you some references.

She is 1099 her 2023 taxes are great but 2022 has quite  few deductions and does not have 5 years of the same 1099 experience.

I also thought about just taking out an FHA loan (since my wife and I both have 750 credit scores) and buying a house and renting out my mobile home to cover the mortgage.

The best I know of (and we can do this) is 15% down, but even then in this high interest rate, high tax, high insurance environment it's really hard to get a property to cash-flow positively without putting a lot more down.

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

Still very close to CA but no state income tax, property taxes DO NOT reassess on the sale (4th lowest property taxes in the US), much more landlord friendly, diversified job growth, population growth, and Reno doesn't have as severe of weather in the summer as Vegas.

After talking with the seller, Furnace needs to be replaced, part of the roof is 3 yrs old/ most of the roof 18yrs old, plus back taxes of around 5,000. 

At that interest rate, is there a reason you wouldn't just put these expenses on a credit card or do credit card cash advance? 

it’s a closed system and  no clue what’s happening behind the scenes.they have unpaid tax bills on their properties and they have taken loans on top to pay those bills because the property revenues can’t cover those bills for example this one https://www.lofty.ai/property_deal/4318-Clybourne-Ave_Clevel...