I have to deny this family who is otherwise likely very qualified.

Since you can't make improvements or exchange into property you own, your qualified intermediary would take title of the property while you  make the improvements.

If a deal doesn’t qualify, our coach personally explains why and offers guidance.

However, rental real estate activities in which you materially participate aren't passive activities if you qualify as a real estate professional.

Are you aware that on some deals some lenders may require certain net worth requirements of you, and certain amounts of cash equivalents to belong to you to qualify as a borrower? 

You can do a second mortgage using DSCR to qualify and be able to close in an LLC however I have not found any HELOCs that allow closing in an entity. 

You qualify for installment sale treatment on the taxable gain if you go with seller financing, which is at least something. 

Because I’m still building my portfolio of rentals, I have them in one LLC because it makes qualifying for loans easier.

While reading these discussions, notice whether people who share their opinions are qualified to do so.

It covers your down payment and in most cases the closing costs depending on what state you live in or County.Focus on 2-4 unit multifamily homes first if possible because you can use 75% of the rents per month of each door/unit as income to qualify.