Even the local little banks and credit unions.

I have found one major bank that will give us a HELOC on a rental and called ~30 other banks/credit unions in Atlanta, Georgia and none of them would offer the HELOC unless it is a primary residence.

To add on to the last post, also make sure the seller brings (or credits) you with the security deposit(s) and any pro-rated rent for the current month that you close.Regarding lead, I'm not sure about your state, but in MD, rentals must have lead certificates.

Can I list the higher rent but then agree to a monthly credit for her managing the property or is it easier to have her manage building for free in exchange for rent?

However, after running the credit checks we found out that our credit scores are about 100 points different.

This deal the way it stands does not have enough upside to take the risk. 

Our primary house is a fixer upper that I have been fixing little by little myself and over time that run into 25k credit card debt.

But if they have bad credit or eviction you can deny regardless of sec 8 qualifications as long as you deny every applicant with bad credit or a eviction You can turn away Sec 8 on the grounds that your properties do not qualify as you are not registered or had approval from the program. 

Some tenants may have some money but not the credit to qualify for a loan. 

Steve,We have several markets for Umbrella that will do it on a stand-alone basis.