A good home inspector is usually sufficient.

Once all rents are collected and the mortgage and any other expenses are paid, then the rest is cash-flow that can be split after a sufficient amount of reserves is built up. 

As a landlord: If the income was sufficient to pay the rent, and all parties agreed to this and signed a contract, and then payments fell behind only because they were forgotten and for no other reason, then the money to catch up on the rent should be there and used as such immediately.

If I get a loan or multiple loans and then refinance with the same lender, would they still pull my credit for the additional loans and the refinances or would my history with them be sufficient?

@Jordan Esterkin the FHA loan limit for a 2 unit is $980k and for a 4 unit property it is $1.4m.  3-4 unit properties have a self sufficiency requirement that many buyers and lenders don't seem to be aware of.  3-4 units require 75% of the actual (if occupied) or market (if vacant) rents to cover the full PITI. 

Also since you say you won't have a W2 job and show sufficient income till after graduation, you can also try some hard money lenders to start engaging with them. 

NeighborhoodScout generally has good information.Rising per capita income - If per capita incomes are rising, job quality and quantity are increasing.

Cash fixes those problems though and possibly they can look at your $30K as sufficient reserves in lieu of income history. 

In other words, records must be maintained “in a manner so that the assets of the series can be reasonably identified by specific listing, category, type, quantity, or computational or allocational formula or procedure.”

Some lenders have paused cash-out refis at the moment (but they will come back), and underwriting guidelines are pretty strict right now; You will need sufficient credit, employment, income, and DTI to qualify for the loan, and you will likely have to transfer the property into your own name as part of the refi.A secondary option is to seek a commercial line for your LLC, using the property as collateral.