The bank wanted 44,900.

Ask for bank statements so you can track the “Actual” incoming rents.

Traditional bank lenders - same thing, need  downpay. 

There are of course other hurdles here:  debt to income ratio, credit score, cash in the bank, etc. 

However, if you go with an on balance sheet loan (portfolio loan) through a community or local bank you should be able to get a product with no seasoning requirements. 

I don't technically qualify for FHA or conventional loans, so I'm hoping to explore potential other options for financing, perhaps portfolio lenders at smaller banks, perhaps a partner that would like to team up on a property? 

You can this same loan from any bank.

just got off the phone with a local bank and thats it.

I want to get started in Real Estate Investing, I have a paid off home in Arizona. looking to refinance and do the whole BRRRR Strategy BUT the problem is that i am a foreign national and refinancing my home is nearly impossible I've called close to 20 banks and private lenders and most of them dont even deal with foreign nationals and the ones that do make it nearly impossible to invest with the high points closing costs and rates. what i was thinking of doing is adding a U.S. citizen ( partner) to the tiltle of my home in order to refinance thru them and gt the best rates most money and lowest closing costs possible.

The pro's of conventional 1 year tax return programs is that typically you can price your loan with no points and potentially with a lender credit to cover all your closing costs and its 30 year amortization and 30 year term meaning you pay the min payment for 30 years you'll end up at 0 dollar balance at the end of 30 with out having to refinance or payoff your loan at any point in between and assuming you dont default your note will not be called due and payable which is always a possiblity on a portfolio note.In houston,TX I like Lone Star Bank (LSB) they do portfolio money last I saw at 20 year AM 5.50% with 1 point 7 year term i believe (balloons at the end of 7).