He doesn't know his credit score and hasn't used it for anything in years, didn't ever plan to, he buys cars, pays rent, and everything else in cash. 

Examples of such nondeductible fees are credit report fees, loan origination fees, and appraisal fees.3) which expenses, if any, from the latest refinance in 2012 can be added to the cost basis or amortized?

FHA yes .. but two loans no money down bad fico no have not seen that.that product is needed in certain markets like in MS the average credit score is 600 you need some version of sub prime other wise half the state will never own a home and probably 70% of the state.

Credit score and down payment.

I'd advise pulling credit and checking background even on the tenant you plan to renew - letting them know it is required to have on file for all tenants of your company (even if already present at purchase), including SS# & DL copy. 

It took some convincing and showing them that I had the ability to put the 20% down and strong credit if the FHA fell through for some reason.

Talk to a local bank or credit union

Otherwise they would be buying unless they just happen to make a lot of money and have a bad credit score due to a divorce, medical bills or poor credit management.

Thanks for your response.I would say my primary reasons for wanting to put the properties I plan to acquire in an LLC are:Personal Asset ProtectionEstablish/Build Business Credit

She has no current income.If there is any equity in the property, should would have applied for a reverse mortgage.Bankruptcy doesn't stop a foreclosure and hits the credit for several years.Should would be better off selling, taking what little equity she might have, and avoid taking a hit to her credit with a foreclosure.