DCSR, LLC, and Trusts

[Melissa Odom]

Hello,

I am new to real estate investing.  I currently have 3 LTR and soon will be remodeling a small family-owned shopping center in Wimberley, Texas.  My question is how can I leverage my 3 rental properties to cash out money for the remodel?  Doing a conventional loan for each property is out of the question due to my debt-to-income ratio.  I have recently been learning more about DCSR loans.  All three properties have positive cash flow - not a lot, but I am not losing money.  

One lender I have spoken with stated that the DCSR loans are not regulated. In my situation I can only borrow 70% of LTV. He also stated a 3% origination cost. Is this for all DCSR loans or can these items vary?

I have also been told by multiple people that I should create an LLC or Trust. Maybe one LLC for all 3 properties or one LLC for each property? And then I think you can put an LLC into the Trust. I know with conventional loans the property cannot be in a trust or LLC when you go to refinance. That seems to be different with a DCSR loan?

Just reaching out for some feedback from people with more experience than I have in this area.  

Thank you in advance for your time and information!

Melissa