In addition, I would only do it with a lease for market rent, with a full rent credit for the first x months, under condition you remain owner.

What you need to do is work with a Mortgage Broker who is also an experienced Investor, Landlord and who also has good credit.  

No interest credit card for 16 months?  

I thought this was a terrible counter offer, I have financing, I don't desperately need financing.

Looking to obtain a business line of credit. 

Laurie, HELOC (Home Equity Line Of Credit). 

If the calculation is equal to 1 then you are not making money, 1 represents that you have enough cash flow to cover your dept. less than one means you were not making money and greater than one means you have a cushion and making money. banks look for above 1 because they want to make sure you will be making enough money to pay them back and that you will have the money should costs rise and change your NOI, I know my bank looks for 1.25 DSCR . usually they just do not look at the properties, they will look at your personal situation ( credit card dept, alimony payments, medical payments) especially if they want you to personally back up the loan. there are a lot of explanations and probably better than i explained, all you have to do is look up DSCR, hope that helps.

So, the COC ROI seems to be about 9.744%Not as good as my stocks, but still not too bad.However, my credit union says they can get creative with my financing and use my equity in my personal residence and/or rental homes to cover my down payment.

So I feel it's definitely a limiting factor to a sale.I feel like I'd be narrowing down my possibilities of a successful transaction telling the seller I'll cover it and expect a unrepresented buyer working on their credit to bring a huge EMD, Purchase Option, and/or pay elevated rent. 

So how can I do this given their credit/finances are a mess and could take some time to fix, if they ever do. 1.