Chances are they will want you to personally guarantee it if it is under say $3million.If that is the case, get a commercial loan in the name of the LLC.

It was affordable with a money back guarantee if you don't pass your state exam. 

Unless these agents have a money back guarantee and I have not seen that.

A personal guarantee of the retirement account owner for debt taken on by the account is an "extension of credit" and is a prohibited transaction.Real estate debt financing within an IRA will result in UDFI, which will be taxable income to the IRA.

They aren't looking out for the homeowner, they are chartered by the state to look out for the renter (ironically, paid for by the landlord and other taxpayers).Hopefully he can prove the damages happened after July 2014 so he can get reimbursed from Section 8 by the Housing Choice Landlord Guarantee Program.  

But a good set of rentals will always provide cash flow, and almost guaranteed equity in 3-5 years (unless you blow the initial deal).   

If the seller or tenants refuse to do this, then you can ask the seller to put 45 days of PITI + expenses in escrow with the remaining balance refundable back to the seller if the tenants move out earlier than 45 days (this however, does not guarantee that the tenants will move out within 45 days but it does put pressure on the now seller/landlord to push for option 1 - having the tenants sign something). 

Always have a parental guarantee. 

Personal guarantees were required and my past blip wouldn't get over the hump even with the income of the property on my own. 2010 was not a fun year to try get a commercial loan, way different than today.

With the way things are right now, you are almost guaranteed to fail, regardless of whether you go into wholesaling, fix & flips, or buy & hold.From your post, it doesn't seem like you have mastered the art of personal finance.