Check out the NACA program.

Get an energy audit before work is done, you may well be eligible for rebates from local energy efficiency programs.

I'm starting to realize all these big real estate groups have nothing but angles from selling the banks, mortgage companies, brokers and their "special program"  and then they tell you when you can't do it, your doing it wrong that's why your not getting results and as we know most people are capable of following programs that are "fool proof" so with that said I'm not a know it all but rather a realist in the theory their is no "free lunch". 

@Jason Maestas I know of at least 1 private wholesale non-prime lender that does an investor cash flow program to solve this problem. 

Closing with cash is definitely the way to go even if it doesn't leverage a reduced price.talk to the lender before you buy so you understand their closing requirements. everyone has different programs so asking the forums won't be very helpful. 6 months is an average seasoning period but you may be able to close sooner. you'll need to know how they set the loan value and other details.

Most any mortgage banker or broker you know should have access to this program.

But I already use it for most of my personal expenses.I was looking for a new card that I would use exclusively for RE business, that still has decent benefits/points program.

You should change from being a consumer toward being an entrepreneur.You may even consider at some point paying for some mentoring or other training program.

I hate to admit it, I was one of the ones who bought into their program.  

Generally fractured ownership causes problems, but with 100% owned by one party you should be able to get an investment loan under the 1-4 family Fannie Mae program.