I they accepted an offer of $118K from my brother but since he couldn't get the loan, we're starting over.

I’ve been working with several lenders for DSCR loans, but I’ve found that the fees are quite high, with minimal benefit in terms of lowering my current interest rate.

The appraisal came in at $245K, but they are only loaning me 70% of the ARV.

If that's what you're really after I would start with the basics of what kind of bank loans either residential or commercial are available to you - not saying this is the best option, but it's a good place to start.

You said that you are applying for an FHA loan so it sounds as though you'd be living in one unit. 

Also, did you have any other loans (ie student loans, primary residence mortgage, etc) when you took on the $25k? 

The LLC is irrelevant unless you are paying cash or getting a DSCR loan.

If you are moving from your SFR to another property, then you should be able to get a 5% down loan or even 3% if it's FHA.  25% is only if you won't be living in the property in my experience.

And if it's a high amount, would you be better off just using that as a downpayment and get a standard new investment loan?

Assuming since you did any FHA loan, this was a househack?