Usually a primary home is going to offer the best option to borrow against for higher LTV/CLTV, lower rate, and less fee's (No points).

If you had concerns about the asset if and when you pass away and would like to avoid probate, a Revocable Living Trust that owns the LLC that acts as a Holding Company is a good option.

So my other options were to use my good credit but of course all of the loans want to use my personal credit and impact my debt-to-income.

I also value the planning element, especially if I’ll be setting up a trust, so now I feel torn about which option is best.EAs aren't going to focus on auditing and planning.

Also, the home is located near the following: major freeway, hospitals and healthcare facilities, located within 15 mins of downtown, plenty of restaurant options nearby, etc.

If I owner occupied in b area or below I would consider this as an option.  

In fact, if your tenant does poorly, it may put you in a situation where selling is the best option and you will be stuck using the agent that caused the problem in the first place! 

I've looked into a few options that won't cost 20%.

One option to consider is enrolling your property with ALE Solutions.

However, this is not applicable to standard M1-2 zones.Zoning Map Amendments: If the property is not in an MX district, pursuing a zoning map amendment to rezone the area to a district that permits residential use is an option.