The issue you brought up about wealth advisors who have an incentive to sell you a products is a large one and that's why I believe Omar suggested a fee based one whose incentives are more aligned with their customers. 

Hi Adam,Just a couple comments and I'll leave the rest to others.In a downturn like 2008, I think it was more common for secured lines of credit to be frozen, not called. 

giving credit my go into a bad road depending on the type of people your tenants are as they might expect it again down the road. if they are great tenants, never bother for the small stuff and you want to keep them, I would give them a small reduction on rent to help them off set the electricity bill.

If that doesn't work please google 3417 Clarksburg.I am looking for a remodel / construction company or GC that is reliable, trustworthy and deliveries solid product. 

Most banks will limit the income credit from the rental given your limited ownership (less than 2 years).  

I currently have a potential tenant who makes good income and everything seems good about her, however her credit score is horrible (about 450) and many derogatory credit accounts.

If you're curious about term specifics about a loan, you should reach out to a lender and ask what products they have for you.

I've decided to do them in the order received and process until they no longer qualify before moving onto the next and making them pay the credit/background check fee.  

I've contact Commonfund, Solvay Bank and Prime Lending...seems the best rate for a sfr investment is 6.1% with 760 credit score and $100k+ income, $100k+ in bank and we are renting for $900/month.Is this the best I can get?

I did try a few local banks, but they want to use my personal income and credit score for loan decision rather than asset based.