Hello all, 

Thanks in advance for your help. I'm looking to buy an investment property in St Augustine. Probably a SFR or two.

I have a SFR rental home in Las Vegas, currently generating $250 a month in income after expenses..... I also have roughly $85000 in equity.

I'm not sure if I would qualify for a conventional loan at this point.... I'm holding some high personal debt (25k) which has lowered my credit score dramatically, I could pay most of, but then I'd have no cash left.  Original plan was to pay off the debt, then refi my current property..... I am at 5.5% interest rate and was told I could take out $30k and my payment would remain the same.  But while in St Augustine last week I've found a great deal on a budget priced home that is an easy fix and great rental rate. So I'm thinking someone creative might be able to help me. 

I have a job ($800 per week), a credit score of roughly 660-700 depending on your source, no later payments....16k in cash. 

Thank you!