There are very few, good buying opportunities in the Austin metro-plex for pure investors.  

Purely answering the 80% vs 90% leverage question, in most cases it's better to reach for that 20% down.

The biggest challenge seems to be finding lenders that offer these loan products which is where I’m looking for help from the community with recommended lenders that serve Texas.The Fannie Mae (or Freddie Mac) options are preferred over FHA purely because of the (perhaps perceived) limit on renovation funds that the FHA option provides.

So it's a pure expense.

Pure curiosity here

Your primary home doesn't produce cash flow and is a pure expense.

You don't need to use pure white - actually you can use any color, though lighter is easier - but you do need to use a paint brand and color that's not going to change.

For pure residential, ranging 0.5-2mio USD, I’m seeing something like 5-8% outside of central Tokyo vs 2-5% in central Tokyo. 

I was told that they can do it as low as 5.75% for 12 mos, no docs just purely asset base, no prepayment penalty.I am new to this.

Echoing some of the comments from others on this thread and adding that the LLC is purely for asset protection and limiting your personal liability.