I have funds and also available credit to front the rehab costs.

In business, a coach can be very useful in many ways.So, I am all for paying a coach to help you improve on something specific. 

My credit score is great (770), I have enough for another down payment (20%) but lenders still can’t lend because I have around 230k in debt from the other home.

This gives you time to plan your next move, improve your credit, build up a down payment, and Next, the FHA mortgage can be used on property when you agree to owner occupy; if you want to use as investment, then find a plex unit and occupy one unit.  1 to 4 units are still considered residential, while 5 units and up require commercial lending.All the best~

Indy is business friendly and has a AAA credit rating, lots of jobs and has had a steady 3% population growth over the past 30 years.

I attended college before joining the Air Force and have nearly $25,000 of school loan debt that has hurt my credit score substantially.

Hello,I wanted to ask if an investor can get away with poor credit?

My credit score took a dive of 30 points. 30!!!

I'm not in Philly but in general local banks or even a credit union can be a good option vs the national banks. 

You'll probably have a slightly higher rate, but you'll maximize the cash-out and have your private lenders interest paid off.In the meantime, go to every local/regional bank/credit union and see what they can offer.