@Joshua Davis, A refinance rarely improves the production of a property.

There is no logical reason on products.

Portfolio or property LOCsIf you own stabilized rentals, a revolving line of credit creates flexible “dry powder” between refis.The big picture: your equity is still working for you — you just need parallel capital sources so opportunities don’t slip by while you wait for seasoning or appraisal timelines.

I would also find an attorney who you really like and can assist on some of your corporate decisions (like LLC). also I would reconsider using business credit vs cash for an investment as too much leverage can be bad. welcome and continue to network !!

How about the genius of using credit cards to do investing?

It was refreshing to work with someone who understands investors and has a variety of loan products available for more complicated financing. 

USDA doesn't do investment loans, just primary (and multifamily tax credit deals).  

@Taylor Evans With a bank or credit union, you'd be lucky to get an approval by Christmas let alone closed.

Accepting cash is a terrible idea.I"m less concerned about the credit score as many residents have poor credit.Unless you go through all the steps to qualify them properly, the best steps you can take to avoid financial loss is to not take them on as long-term tenants.

Fannie Mae - 3% or 5% FHA - 3.5%It's also important to note that you can get a 6% sellers concession (credit based on the purchase price) for FHA, and 3% for Fannie Mae.