Both 3 unit houses cash flowed right out the gates and will continue to profit greater as I improve the places and raise the rents.

Credit union for small multifamily, then large bank business account as I scale larger?

The 1% rule does or does not include the Cap Ex improvements? 

Something about improving my community just makes me excited to wake up in the morning and makes me feel like I'm doing something great for others and my community.

My biggest mistake was planning to do the "value add" improvements myself to save money.

I have everything I need- credit, income etc. to qualify to buy it.

low credit and low rent to income? 

The condition was that a charge off Best Buy credit card needs to be paid.  

Not the ideal way to do business with a private lender, but we had a blanket agreement in writing that he was lending us money at set rate period for the time we held the property.Some option for funding when buying at a foreclosure auction:1) Your own cash is fast.2) Set up a line of credit with a bank using other collateral, maybe you own a couple of rental houses with equity that you could use as collateral. 

We also have good credit.