Home equity line of credit refinance question?

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I have a solid credit score at 700 . I want to get some money for a house that I have free and clear.In the area of ​​$ 21,000. This is an investment property.I have tenants already in the house rent.This payment has been my only source of income for many years , in addition to other homes that have ( tenants ) . ? I can use this as my income for loan approval ? If it is not possible that my girlfriend co sign for me, she earns $ 47,500 - $ 50,000 a year just to get his job one ago.Thanks few months for any help or advice!

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