But just not sure who to pick... that last couple look working class and have two older kids and she has bad credit because she said she has student loans ( which does not explain why the credit is bad to me ) and the hubby has no credit at all... 

The broker was also a realty school instructor and the contractor is his realty student.

Lubbock is one of only two markets in Texas that had rental prices drop--McDougal is crushing the competition right now--he and American Campus Communities are building those huge resort student multifamily buildings and destroying the student rental market. 

Our total debt with student loans and credit cards is around $315,000.

@William Kyle Walker Have you tried reaching out to any accounting students at your local university?

I’ve also used excess student loan money from time to time to help with rehabs.

I fixed it up, lived in/rented it for a year and sold for $110k.With the proceeds, paid off an apprenticeship student loan, a quad loan, AND bought an Up/Down duplex for $235k, AGAIN, 5% down with Genworth Mtg.

I have a bit of money but not quite enough and I don't think there is a way I can get a conventional mortgage because I am currently an unemployed student.

Her background came back and her credit score is bad at 526 ... she makes almost $50k, no evictions, lived at her last house for 7 years (3 years with the one before), has a lot of deferred student loan debt that was past due, four collection accounts totaling $3300, some charge offs, one DUI offense from 2016, but her active credit cards are all paid on time. 

I currently work a full time job not in the Real Estate profession, but I am a Realtor of 3 years and I do very well.