No issue on income, No issue on DTI, Just a less than stellar credit score.

My Credit Score is 689 and rising, went through a divorce that caused some issues, but I don't have any more issues paying everything on time.My Current annual income from my Job is right at 50,000.00I am a single mom with a two year old and a five year oldMy living expenses are covered by the child support that I receive, and I live with my parents currently, so I don't have rent, utilities, or ungodly daycare.  

One inquiry on your credit report wont make or break you as long as you don't have excessive inquiries that will compromise your FICO score.

I will admit that some of the stuff was interesting to learn, but wouldn't try unless vetted.Increasing your credit limits to improve your credit score by never actually spending the money via courtesy checks....couldn't imagine why?

on my practice exams I score really good but the national exam not so good.

If the score is tallied by the numbers that follow a dollar sign on an account statement, then you want to choose the investment vehicle that will give you the highest return on investment. 

@James Spence here's how I read it:65% Loan To Value is the maximum amount of the Purchase Price they will loan you, due to your fico score & the condition of the 4 Plex. 

Now on to the "obstacles" that are standing in my way-I'm broke "Most 24 year olds are"-I have bad credit "500s for all three scores"-Bad statement involving a renters office on my creditWorking on improving my credit as we speak but if there is another way to go about this as well, let me know.

1.There is a trust involved.It was under my grandmother’s name with my stepdad and mom as trustee.Most deeds owned are in this trust with mortgages under either grandmother(Whom passed away about 10 years ago) or stepdad(whom passed away last year). ..but might also be commercial mortgages with them as personal guarantors.2.Before my stepdad passed away he paid cash for a complete reno but the deed to this property is in my mother’s name personally.3.She is bleeding cash without his income to try to fix this property up and do a couple major upgrades in some other properties (furnace, AC).4.Her intention is to fix part of this property up and have my youngest sister live rent free and rent out the other portion.The property is free and clear and she has invested quite a bit of money to try to get it in liveable condition but she is starting to get crunched and her credit score(roughly 650 now from 715) is coming down because of the credit she is using to try to complete the job.Are there renovation loans for this?

I have an 800 credit score, excellent employment income, and excellent cash reserves.