Hi Franky, Most Foreign National DSCR lenders will require a minimum DP of 25% with a few being able to 20% with experience. 

Are there lenders that will lend on the product at competitive rates that are similar to current 30 yr sfh amortization?

For your specific question about doing a JV on the loan, my suggestion would be that both go on the loan and then do a separate joint venture agreement...because you can not have an LLC on the loan for those loan types, they need to be in your personal names.I am not a lender so maybe one of my lender friends could chime on exactly this would work @Zack Karp, @Michael Facchini, or @Jose Valdovinos?

Is it to borrow using a commercial lender that only lends to LLCs?

Many lenders won't finance these sorts of construction due to the 2nd reason.

Oh and I am currently submitting various properties in Los Angeles to private and hard money lenders.

Hard money lender.

Definitely speak to your accountant.2.When you go to refinance, the lender will look at several factors - the value of the property, use of property etc.

The issue though will be a lender will not give you 100% acquisition if thats what you are trying to do by getting it at a discount. 

I would definitely consult with a lender first since I am not completely sure.