My credit score is 780-800.

(No plans on paying off anytime soon)- No mortgages or debt- Credit score 790Problem:- I am looking to most effectively leverage my debt after I quit my full time job next year and go full time into real estate.

(At least it didn't for my lender) But whatever balance you DO have out will count against your DTI, and I think it will actually drop your credit score a little since that affects your percent of Debt used.

@Chris Reardon Nice score on this deal! 

They can give options depending on credit score and work with your down payment.

Credit score is able 700.

Average the credit score of applicants and total household income is used for qualification.

My credit score is not very good. 640I have 10k in available funds and some in my SEP IRA and credit cards.

It could easily be interpreted that the product you are selling is the purchase of their home.Consider working with a list broker who can make some suggestions of new lists for motivated sellers that don't rely on public data and are therefore exempt from the rules that you are running into with the tax records.One such list is Owners with Low Financial Stability Scores (FSS), another is Seniors with Long-time Ownership.

I have a great credit score but only make $45,000 currently.