After paying debts, they have $4,000 left, but they have to handle the expenses of four people, including growing children.EXAMPLE B: Single 70-year-old making $4,000 a month with no debt.

It sounds like your parents provided you a loan and do not own the property.The gain will be allocated to the person who owns the property(The one on title).

You can get personal references but nobody gives you a bad personal references.

I may be be biased, but it seems so much cleaner to handle in all aspects. 

@Tamera MunizMost large banks can't handle investors.

They noted, while they can technically go to 75%, in recent deals, they are closer to 65% due to DSCR covenants.And maybe this is expected, but I would anticipate having a personal guarantee, fully-recourse loan for retail.  

Looking for a Texas lender that can answer some questions or give opinions on doing a cash out refi on a rental property to help pay off personal debts. 

While personal credit may also be evaluated, particularly if a company member holds at least 25% ownership, demonstrating sufficient liquidity is equally crucial.

Should I be raising rent with the addition of another person on the lease?

Wholesaling is very appealing and I'd love to meet with any current wholesalers who can give me some personal advice or expertise.