I'm closing on a house and plan to refi another house next so that means I can't make any credit moves for another 6 weeks or so.Thanks 

Depending on credit score and other factors, FHA or conventional may make more sense for one person over another.  

We struggled with two sets of bad tenants for about four years and ultimately made as many mistakes as we could possibly get our hands on.

Talking face to face is much more effective and there are not a lot of investors doing this as it can be a very cumbersome activity.As far as having a hard time finding PM's and GC's go... most of the bad PM's have been run off or put out of business, but many investors expect their PM's to do everything for free and don't want to spend any money in maintaining and protecting their properties and keeping their tenants happy.

sometimes...you want the first deal to go through badly and ignore certain warning. thanks guys. appreciate the honesty...back to square one...

I have a long standing relationship with my credit union. 

Go to a local credit union.

Should I start with any credit union or Lendingtree.com etc or any other source?

And you're probably going to pay 3 points or so upfront for that hypothetical hard money 2nd mortgage on an investment property to 70% CLTV, assuming you could get it.I don't have any credit reports in front of me, but I'm pretty sure you can do a little better than 4.83% at a cost of three points.

On the surface positive cash flow of $215/month on a SFH is not bad but the bigger question is can you increase the profits at all.