4> Personal Guarantees: Stabilized/ Performing vs Personal creditGoing in all cash on this project, Ultimately want to cash out on the refi, What should personal credit look like (restructuring), Doing the project in my LLC, will my personal credit matter?

I have been watching my local market the past couple of years saving money and building credit for my first property.  

What are your rates and fees for a 780+ credit score?

That all being said, rates can still be had at this point in the 5’s for those with good credit and loan to value.

I have spent countless hours trying to figure out how to buy properties with no income, no down payment, and a 700+ credit score from a student credit card with $10 payments on time.

And of course, most homes have HOA's (homeowners associations) that can be $20-$250/month to pay for community maintenance, sometimes lawn care, cable/internet, amenity upkeep, pool, security etc. 

but if you have $0 in savings, thousands of dollars in credit card debt, and have never set foot inside an actual house for sale, you have no business paying for coaching, or buying houses. 

The process is getting allthe information together like the 1003, credit authorization form, bank statements, income statements etc. they will underwrite the file and confirm the borrowers ability to repay.What state is this in?

A 60-year-old woman with great credit, rental history, and 20 years at the same job?

And pay another set of closing costs.If you do have to refinance in 5 years, the main concerns would be to make sure your credit is good for the refi.