Each of the Software programs have different user interface experiences so check them out to see which one is most comfortable for you.

One of the banks I use has the following "rating"Below 599 - Poor600-639 - Low640-659 - Fair660-679 - Average680-699 - Good700-719 - Very Good720-739 - Great740+ - ExceptionalThe "fair" mark is where banks will stop automatically rejecting you out of hand and the "average" mark gets them a lot more comfortable and to the point where if you've got a couple of dings, they'll still work with you.As I'm sure you already know, repairing your credit is hard work and takes a lot of discipline and planning.  

It seems to me that they might be more likely to get set up in a comfortable situation and stay put for a long time.

You could always put in your purchase contract that one unit needs to be delivered empty at the time of close and put it on the seller if your not comfortable with getting them out.

I would recommend that you better define what class of property and neighborhood you are most comfortable with.

Decent market I am very comfortable with. 

I have been working two jobs for a while so I have $2-3k that I'm comfortable spending on marketing for the first 3-6 months (hense why I'm trying to get an idea of the best way to spend it).

Sellers who have bought or sold a house recognize it and feel more comfortable signing it; attorneys deal with them every day so they prefer it be written on that contract; and your end buyer who in an investor will recognize and know that contract.

. , what i meant i can build this 1100 sf  around 80k but the market value will be around 130k-150k depending on the area but i will only refinance 100k so i can have a comfortable $500 dll mortage not including taxes and Insurance and i can rent it for $1200  and than refinance this new construction even if the value of it is higher at only 100k so i can build me another one at 80k and put 20k to the side.

I have cash on hand but I'm not sure if its enough for a lender to feel comfortable.