How do you treat a tenants credit application that only has student loans on their credit report that they just started paying 3 months ago?

Also consider there are many types of lenders and loan in the market; for homeowner properties big banks, local banks, and credit unions are all potential sources. 

My question is, how do I negotiate with an investor/real estate agent/owner/seller for seller credits?

Definately get the LLC started sooner than later (even though you can likely get one set up AFTER you get a property under contract as long as you have 2 to 3 weeks to close) a few other bit of information that might help you is trying to keep your capital liquid and keeping your credit score up would be helpful for most lenders.

If your credit is bad that might make it difficult.

From my experience, the first step is focusing on rebuilding your credit and exploring low-cost entry points like wholesaling or partnering with experienced investors.

My credit score is 740.

Focus on steady income, saving and your credit.

Any other people that were hurt by Selene and can share if and how they managed to solve the problem?

All credit-asset bubbles burst.2.