There is some gray area here from the seller's perspective as not all brokers operate at the same level as I do. 

Net listings are illegal when operating with a license.

Mom and Pop shops are not that great at accounting and the numbers tend to look like they can't afford to live so take that in to account plus the operations they are doing. 

We are open to partnering on flips and raising capital/ tandem operating the deal. lets connect

I rent to companies that operate "group homes".  

She has informed me that she is actively working on furnishing the home to operate as a STR should I decide to proceed.I have not closed on this property yet as I'm still determining if it will be a viable investment option for me.

If you have a partner / other llc member you can adjust Operating Agreement accordingly to have one person credit qualify. 

The LLC would collect rental payments in a business account and make the monthly payments on the mortgage operating like it should.

You will have higher premiums if the property is not operating within a formalized 503c nonprofit entity. 

I have been operating STRs for 5 years now, and there are many with much more experience, so you are sure to get other opinions.