My credit score took a dive of 30 points. 30!!!

I'm not in Philly but in general local banks or even a credit union can be a good option vs the national banks. 

You'll probably have a slightly higher rate, but you'll maximize the cash-out and have your private lenders interest paid off.In the meantime, go to every local/regional bank/credit union and see what they can offer.

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

Just drive around specially in C subdivisions (not in A or B areas).

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.