If that's how Seattle operates, I wish you the best of luck.

Sounds to me like you are either speaking with a local conservative bank, or a misinformed individual.If you want to "play the credit game", one simple option is to open a credit card or 2, but don't use it. 

Sometimes if you pick a market first, it is easier to find who operates in that area.As part of your research, try looking at:How to Find the Right Turnkey Real Estate Investment Company for YouThe Best Types of Markets for Profitable Turnkey PropertiesandWhat to Ask When Working With a Turnkey Provider

@Matt Geerts I don't know how to quote forum posts, but this is advice to live by as a landlord, and it's actually really simple. 

everywhere ive read its simple step by step & as a newbie i would like something in depth

Interest Rate: 9.99% fixed interest rate Collateral: A first priority lien on Borrower’s fee simple interest in the Property and the improvements thereon together with any personal property owned by Borrowers related to Property Prepayment Penalty: none Loan Fees: The following fees shall be due: (1) 3.00 points, plus customary underwriting, processing, legal, administrative and site inspection fees to (**) at closing of the loan; (2) $50 application fee due upon signing of the term sheet.

Value add investments typically have in-place cash flow and that cash flow can be increased over time by re-positioning the property and through operational improvements. 

This is a very simple case. 

This property is currently operating at these numbers. 

I would evaluate the scores and see if there are simple ways to improve them before going through a ton of effort to try and find a loophole that would leave your partner with minimal legal recourse if things were to go south.