i would go with former tenant, however I would still have them do a credit/background check (at their expense using something like SmartMove). 

Ideally you want to get to the point with your buy and hold operation where you have enough surplus cash flow coming in each month where you can cover a line of credit for your properties.

I'm seeing that a lot of banks and credit unions require minimum 6 months seasoning before cash out/refi. 

If you are not selecting them because of credit reasons you must formally notify them in writing of the reason and also the credit reporting agency that you used. 

some credit unions will do 100%, but at a high enough rate to cover their exposure. how did fha close it with a bad roof?

I have the S-corp established with a bank acct & a credit line that I would use to help with any expenses if necessary but I don't know if I can pay for anything thru the business if it not owned by the business.

But as mentioned above, stay away from any company charging more than a simple credit check fee up front.

I know I can go refinance but do have the credit challenge. an I request the contract be voided for not disclosing the roof situation?

One was done through Meredith Village, and the other was done with Granite State Credit Union.

I eventually ended up replacing the whole roof.At the end of last year, I talked to him about extending our agreement because I spent a lot more money than expected and had credit things to get in order.