I think you’re on the right track.

We're three partners with strong credit, net worth and income.

Straight mortgage 30 year but since I knew I wasn’t going to keep it I negotiated a higher interest rate for less money down and buyer credits at the table which saved $1000s How did you add value to the deal?

They want to know that as a borrower I have a track record, I have a down payment, and the property makes sense.  

Right now I’m really focusing on fine tuning my finances, eliminating debt, improving my credit score, working on building a savings and educate educate educate.

Everything else being good--appraisal, environmental, personal credit--this should be financiable.

I have bought well over 100 props without title insurance. although out your way i would not buy without   in our west coast markets title tends to be easier to track as its digital in format.  

They stopped all communication with me a week after moving out (which was about 4 months ago) until I sent them an email saying I was going to place a judgement via small claims court and report them to the credit bureaus.  

HELLO EVERYBODY IM AT A STAND STILL HOPING SOMEBODY CAN GIVE ME SOME ADVICE ,CANT SEEM TO FIND THE RIGHT ANSWERS ANYWHERE.IM A BEGINNER AT REALESTATE INVESTING AND PLAN TO MOVE FORWARD SOON WITH PURCHASING PROPERTIES WITH BUSINESS CREDIT CARDS MEANING IM TAKING MONEY OFF A BUSINESS CREDIT CARD TO BUY AND REHAB A PROPERTY OR USE HARD MONEY TO BUY AND REHAB THE PROPERTY AND USE MY BUSINESS CREDIT/MONEY FOR THE CLOSING AND RESERVES.  

I'd suggest trying credit unions as they are usually flexible with the minimum size.