Structuring LLC, Trust, or both in FL and AR

[Matt T.]

I'm at the point of considering a LLC for my 5 FL properties and 1 in AR but not sure how to structure. I have heard from colleagues that a LLC is a way to go but, I deferred creating one because I did not want to have an annual fee and more paperwork to file. Recently I was looking at HELOC for non owner occupied property. The Idea was to have 200k available for whenever I find the next property. Despite having great cash flow on rentals, I'm getting turned down for traditional 30 loans by banks for the Debt to income too close to 49%. Looked at hard money and it is not something I'm interest in. A 12 year HELOC is ideal for me. The credit union I am working with only allows 3 properties. Anyone with more is, "too risky" and they will not issue any non owner occupied HELOCs. I have wrote the board but I don't expect anything to change. They did mention if I was to create an LLC and move 3 properties into I would then be within 3 and could do a non owner occupied HELOC. This got me thinking about not only a personal HELOC on non owner occupied properties but could a LLC get a line of credit?

BP can you share info on the following:

1- Best way to structure a LLC with 5 FL and 1 AR properties

2- Best way to get a line of credit for that same LLC

3-Is a trust better than an LLC why or why not

TIA 

Matt