The other option is hoard cash, build an 720+ credit score and season an entity to enter the commercial market if and when values come down.

Is my current 693 score too low or will it cause any issues with the loan process? 

Also, depending upon credit profile, allowable DTI's to 50% are considered.

"Real Estate Commission Rebate Program"Pre-arranged and in place for pre-approved borrower/buyer clientsGood Faith Bid for a Purchase Price of: $500,000Listing Pays: 3%= $15,000 / Rebate to Buyer: $12,000Rebate to be credited at closing as follows: Closing Cost                         $ 8,000Home Warranty                  $ 500Attorney Representation  $ 700 New Flooring$New Window Treatments$New Windows$New A/C System $New Appliances                   $2,800Hurricane Generator$ Other: $_______________________________                                    $ 12,000 Rebate TO BUYER

I have excellent credit.  

Duplex/Luxury Town Home properties 3 and 4 are Quadplex and Triplex used as vacation Rentals Primary Home has a equity lineDuplex/Luxury Town home has equity lineQuadplex and Triplex no lines of credit but have combined equity of $700,000 recent appraisals done on both properties Bank said unable for lines of credit on investment propertiesDebt to income is high because all properties are residential Excellent Rental incomeExcellent Credit.Excellent High paying job1.5 million in retirement accounts 401k can not touch or move to a self directed IRA because only 58 years oldHave found a commercial property a 5 plex for about $600,000Trying to figure how to get funding to buy this new projectLooking for suggestions.ThanksPete

Great credit.

I have the good credit and the money for the down payment, but I don't have the W-2 for the bank.

Paying off the debt might improve your score for the next one.

@Chase Gochnauer  your the perfect guy to make this work in that asset class. you live there work there probably self manage.. your in the industry etc etc.although the BRRR is still no money in the deal.. and those that do that if they got a problem they will walk to.. its only their credit they lose no cash.