Alternatively, you could open unsecured business credit lines and cards to tap for short-term use to cover down payments and closing costs (there's a company that specializes in helping real estate investors do this).

To charge someone 2k to "build business credit" seems unethical. 

Some context would really help, i.e. are we talking about commercial zoned land or residential zoned land, and if we are talking about residential land, are we talking about low density/agricultural or land where you could put an SFR tract or row townhomes or even a dense apartment/condo project?

Learn what the current market bears for a loan product for a borrower with your profile - exp, credit history.  

Not too low either, you don't want to go with someone who is just focused on price as this is a quality of a not-so-great accountant.

So, looking to purchase a co-op and the co-op is offering a credit towards replacing the floors. 

It should be free and usually it's a soft credit check...so there's almost no downside to getting prequalified.  

I then declined due to income and credit; which is still an area where we can decline.

Interest rate as of March 2024 is around 8% for refinance and it's challenging to find something that return at least 10% cash on cash right now. with the line of credit like HELOC you only pay when you draw. good luck!

In advance: know what credit score, income, and equity are needed before you purchase to be able to achieve this every five years.