So how do you improve your "quick pitch"...the simple answer is you don't.

In terms of rehab I'm looking to invest an additional $10,000 to make improvements, update, and clean up the house to add value.

It seems like you made a lot of improvements to the house + general appreciation around the United States = a good chunk in excluded gain.It also seems like homes are less expensive in Rochester than in Buffalo allowing you to obtain more cash-flowing properties.

Hey, there was a guy I just used ... allowed me to pull 50% out of a paid off property ... no income verification and credit qualification ... though they did pull my credit. 

Live there for the minimum of 12 months, move on and rent out your prior unit to improve your cash flow.

My credit score right now is over 700 so still looking to build that more as well.

i know i can call and get quotes but they run soft hits on your credit for each one so i'm not looking to have tons of hits on my credit. 

You can get credit for any option fee that you paid and also any rent credits that are fully documented, so long as the rent credits are over and above what the market rents on the appraisal comes in at.

Everyone is happy, though the seller just wants to sell i know shes happy there are no calls in the middle of night and her house is in excellent condition b/c the TB's are treating it as they own it, going through a credit repair program and working with my mortgage broker that specializes in

Get with a loan broker that is willing to help him improve his FICO score.