Generally lenders are strict for investors with bad credit but they can be more lenient with you since its your home.I would start by getting with a mortgage broker or local credit union (more flexible than typical bank like Chase) and figure out how much you can afford without a renter. the reason being that the bank is going to take this approach as you are a new investor.

my name is Joe, I live and work in Union County, New Jersey.

I know when I start my search for a lender, I plan to speak with the local Credit Unions or other regional banks.  

Indy is one of the best markets on the planet and we are very fortunate to live here during this time.As Mike mentioned, please stay away from duplexes - I've tried [several times] and they are just no fun at all [even though they look sooo sexy on paper].There a several local banks and credit unions that will refi without waiting 1 years.  

if your score is OK then see what kind of loan you  can be qualified for and you can get better loans if you are first time buyer or veteran.... check with your bank or a credit union then the loan officer will give you a number that you can shop up to that they will finance (pre approval ) and how much money you will need in cash to put down  this should be free also.... now you have a starting point  to start looking around....there are lots of ways to finance properties but I think this is how I would start... have fun

But I would think there would be credit unions or commercial banks that would let you refinance 2 months after purchasing a property cash ... mine, unfortunately, does not.Just looking for any advice on who I could contact and if other people are able to do this.

The deal will be seller financed with me bringing a 20% of PP check to the table (lent to me from my Credit Union)-- What kind of term(s) should I be looking for that aren't obvious/What are good things to try and negotiate? 

I've looked into securing helocs at local banks/credit unions.

I've never done a multifamily deal or without a credit union for financing so I'm hoping to learn and connect to investors in this market as well as HHI and Orlando.

Portland is full of very compatant mortgage brokers.Directors    ( we use them on our new construction and I have used them on my personal stuff)GuildPinniclealso check out credit unions in the area you live and or where the property is  they can be quite competitive.. and Umpqua can do pretty good at times.