The 1st would be to build credit by utilizing 2-10% (sweet spot) of available credit on your cards for a few to several months (to maximize your score) but two months before you apply for a mortgage pay all debt to $0.The 2nd larger issue is the student loan and the 1st step would be to get copies of your tax returns ready and fill out the paperwork to get on the lowest payment plan i.e.

The wild card in the deal was an unfinished unit in the duplex which was gutted down to the studs and keeping the value of that building low.

They have a set of rules to go by for qualifying you, but the rate/terms could vary from lender to lender.Shop around like you would for anything else.There is a Credit Union here in San Antonio that will pay up to$5k of your closing costs. 

Tell your story in that post card:"I am looking for a 4plex in this XYZ area.

Farm Credit is an organization that loans out on farms, but you would need that down payment. 

What are some things that one can do when they have little capital but great credit and they just do not meet the debt to income ratio to purchase properties that they are looking for?

I would market them all as individual sales, and maybe you get someone to buy them all.Go to your local REIA and get business cards and talk about the deals you have.Good luck!

Does anyone know of a bank or credit union that offers up to 95% LTV on HELOC's?

It will list any evictions, criminal, and credit to see how well they pay their bills.If you meet with a prospective tenant in person try and get a look inside their car.

When I divorced I discovered my x had taken credit cards through our joint bank account.