For your first commercial deal, your best home is probably going to be with a local community bank or credit union. 

While the second LLC does not yet have an EIN, can we temporarily operate using only the bank account of the first LLC (which also holds the property)?

Quote from @Zach Engen: The federal savings bank does 5% down on vacation homes, talk to Jason Wray over there.Email? 

Vs her current super-chill life, get's special discounts all over the place for being "too poor" and all the while can work cash jobs when wants extra, keeps her bank account low, plays the game to get here "free ride". 

I suspect you spoke to bank employees who weren’t in their commercial lending division and didn’t understand your borrowing request. 

That's why your having difficulty getting any valuation from a bank.

The only way you can start skimming profits is when you have enough money in the bank to cover all emergency repairs which could be $15,000-$50,000.

But they have the affordable priced properties......in comparison to the top non affordable states in the union. its also forcing us local guys out to the Andersons and kokomos too because we cant compete with the large funds bank account.

And then I would use trust deed and promissory note to get a loan with lower interest rate this is how all lenders work banks HML private money lenders if they are scaling.. 

If I finance the rebuild then the 1031 exchange presents some challenges (I will need to land a property that cash flows or breakeven so that I can get the loan for my rebuild, or banks will count that debt against me).