They can run your credit, show you where you currently stand, and give you advice on how to improve your credit and about how long it will take.

So how do you improve your "quick pitch"...the simple answer is you don't.

In terms of rehab I'm looking to invest an additional $10,000 to make improvements, update, and clean up the house to add value.

It seems like you made a lot of improvements to the house + general appreciation around the United States = a good chunk in excluded gain.It also seems like homes are less expensive in Rochester than in Buffalo allowing you to obtain more cash-flowing properties.

I personally use @Dmitriy Fomichenko at Sense Financial, and there are several other good providers here on BP too like @Brian Eastman and other that will chime in here. 

Given the pricing is the same, use the list below to eliminate the policies that do not include as many of these coverages/forms.1)  To limit your 95% of your financial risk, I would start with the following - $1M Liability, Replacement Cost, Agreed Value, Special Form, and Loss of rents.2) Secondary coverages you may want to consider if your building is susceptible to these risks, Building Law and Ordinance, Sewer Back up, Contents coverage, Flood.

Live there for the minimum of 12 months, move on and rent out your prior unit to improve your cash flow.

To overcome the lack of financials without going to a private lender for the down payment and closing costs, I plan on wholesaling.

I would love for my company to join your team to help you attain financial freedom. let me know if you would like to talk more!

Often they are motivated because they are in a bad financial spot.