Need to make improvements on home.

Another option is if there is bond money available in your area.. Here in Phoenix, if you are low income and have some necessary improvements such as a bad roof or plumbing, electric issues, then the city will give you a grant to pay for the repairs. It's a 2nd lien position silent deed of trust, meaning there are no payments and no interest due. Once you sell the home, you pay the loan.. Some grants have a tiered reduction, meaning the longer you stay in the home, the less you owe. But this might be an option for you in your area.. I'm a Broker here in Scottsdale AZ and I only lend in Arizona. If you or someone you know is looking for financing options, feel free to contact me or pass along my information. 480-287-5714 WilliamAcres.com

pretty much covered by the board...

I think the bond/city grant money is a great idea that can work sometimes. Check with your city government offices; I usually see the department you're looking for called a CDC (Community Development Center) or CDBG (Community Development Block Grant) department. Not sure what you mean by B+ credit, but one option that hasn't been mentioned is an FHA 203k loan; you can actually take out money up to 110% of your "after-improved" value. So if you're just doing maintenance, you'll be limited, but if you're actually upgrading your kitchen or bath, etc., you'll probably be fine. There are also additional exceptions if you're making Energy Efficient Improvements. Ask your local lender about EEM options if you're upgrading windows or something.