Depends are who can crunch the numbers better, depends on who is willing to take bigger risks, depends on who is hungry for it, depends who has better cash upfront, depends on who has better credit. 

Its Home Depot, and they would be willing to give you a credit card with a big line of credit.

Is there significant damage to the roof rafters or sheathing? 

I don't have a lot of money saved up and I currently have poor credit 580-600, but I'm interested and dedicating myself to taking the first steps of financial independence by learning the ins and outs of the real estate industry.

Had water and termite damage.

Talk to several local/regional banks/credit unions.

In addition, if you have a "smoking deposit" and there is damage not caused by smoking, they may try to fight it since they "swear they didn't smoke inside."

If you knock $$ off the rent, many tenants will start to find other stuff to try and get "credit" on the rent and it will escalate.....

6% is a little high....but without anyone knowing your debt to income ratio, your credit score, whether it is a multi or single, what your ltv on the loan is, its impossible to say. 25% down with a low dti and high credit score is going to be about 5.5% right now. 

But not only that, if you don't meet those income and credit requirements, they still won't refi you out.