Thanks  I'm assuming thus was an owner occupant loan since you received a grant.

It's not 100% clear, but it sounds like what you're asking is how to get loans while you have a low credit score.

I can help with cold calling.Cost per lead is usually going to be in the $20-$50 dollar range (assuming a VA cold caller with native English) and a cost of about $0.20 per record for them to call potential motivated sellers (high equity, certain age, etc).CAC is going to depend on your conversion skills, but within 3-6 months can be $1500 to $5K depending on how many leads it takes you to close them.

They can do around %8 on the loan.

Proof of Funds (PoF), Conditional Loan Agreements (CLA), Letter of Intent (LOI) are all attempts to show that some kind of financing has been investigated and is feasible, that's all. 

I have a W-2 job as well for now until I close on a place, so I can use it for a loan.

You would buy with FHA loan -> refinance to conventional, purchase with FHA again, rinse and repeat...is this allow,if change to a conventional would my month cost increase?

I got my first rental with negative cashflow last year.Property price 241k, loan balance 232k Tenant pays rent 1,800$monthly payment 2,050$Spent 5,000$ on improvements.Property appreciated from 241k to 255$ this year.I am not sure whether I should sell it this year or keep for appreciation purposes?

Consider it as a baseline, says Quicken Loans: When you sell the property, the cost basis is subtracted from the net sales price to determine capital gains tax liability.

Good advice by @Eric GerakosAssuming for a second it’s worth doing, remind him his broker price of 500 will be lessened by the 40k commission, and the bank will be making the money off the loan, not him.So try for 460-480 with as low a down payment as he can stomach and offer to split that payment into upfront and 3-6 months later.