I'm in the process of getting clarity from them on two points, which I'd love to have input from the BP crew as to if they are looking at things appropriately/fairly:1) Rental Income: I believe I'm getting 75% credit for rental income from 3 properties seasoned 4+ years. 

Navigant Credit Union will do 95% LTV for a HEL not HELOC. 

I am using a local credit union to finance the property, but they will not allow me to personally guarantee a loan for an LLC.

None of your money, credit cards etc. 

Aloha, I found a distressed property that I am trying to purchase from a gentleman but he is only on the mortgage and not the deed as the wife got it in the divorce.however she is in foreclosure now and poorly affecting his credit.

You will also be building your credit, paying down your principal balance, and you will have a ton of tax deductions to work with.I am very much team House Hack :) Any questions you can PM me.

I ruin their credit and don't get my money.

@Steve Fitzgerald  We do normally ask for a credit repair, the seller will see the sales price higher and the agent will not have reduced he/she commission 

What other methods are investors using to find Rent to Own buyers who have cash but need time to fix their credit? 

Frankly, I'd give priority to a pre-approval where the lender has pulled the borrowers credit and reviewed pay stubs, tax returns, W2s and bank statements.