@Billy Daniel Depending on the size of the raise and the number of investors, you might be stepping into syndication territory. 

Also, there are other ways to get cash, such as 0% interest business credit cards, which could be useful for quick, short-term needs like this. 

I have my own family to provide for and my own kids to raise.

The simple explanation is that you can kind of use the equity in your home as a credit card and this credit could be used for the down payment on an investment property. 

The rent is slightly below market for the area which is ok for now because it's still cash flowing and it's occupied with a good tenant who plans to sign another lease (with raised rent).

• Do I raise the rent on the tenant and risk them moving out and having to do the repairs anyway?

@Felicia Gossett continue to work on raising your credit and shop around for lenders.

Friends were buying and selling the same property 10 times raising the value from $500k to $10m on condos or office buildings that were never meant to be occupied.

On bigger properties I have seen syndicators raising money. 

Purchase Price: $369,000Rehab costs to date (Cash/0% Credit card): $22,000Additional cosmetic rehabs: $6-8kAs-Is Appraisal: $420,000 (April 2021)Current Rental Income (friend living with me): $800Mortgage: $2000Comps in the area: $490-560K but average sqft price $264 with prop size of 2450 sqft, so could be more.Rentals in the area: $2.5-2.9K a month, not including additional living space.My financing/current capital methods:Personal Income: $129,000 a year.Rental Income from above: $800Student loans: $340 a month.No other debts other than CC payments for rehab and personal debts: $12,000.Savings (does not include investment accounts, 401k or IRA): $12,000Cumulative CC Limits: over $50k.My questions include: What are my best options to get this thing to cash flow while adding as much value as possible for a refinance (pay off CC and have cash for another off market property I have in the wings).