Your question asking for detailed loan estimates from multiple lenders at the preapproval stage with  "exact cost to close" is very problematic. 

I’m also a proponent of always having at least two “shelf” LLCs ready to go for deals so that you don’t run into delays or roadblocks when opportunities arise unexpectedly.

I also wouldn't touch hilltop with a 10' pole. struggled. old homes, over budget renovations, lots of issues. realtors push people here since it's the only place cheap houses close to downtown can be good but homes are 1900-1920.

We are open to a Subto deal but I'm unsure of the best way to get the property in front of investors. 

There is a lot of work involved more than most people think in most real estate deals,

For clarification, Fannie Mae and Freddie Mac aren't lenders, so you won't be dealing directly with them.2. 

Hey everyone! I’m curious, what’s been the biggest hurdle for you when it comes to securing funding for your real estate projects?
Whether you’re flipping, building, or investing in rentals, I’d love to hear about yo...

What returns are you looking for/ how are you modeling the deal?

Lots of valuable insight on this thread already..Since you are an agent, you are in a good spot to source, close on, or sell potential BRRRR deals. 

If you aren't getting a real deal on it then why would you buy it?