As for non-bank loans, I'm familiar with a loan program that provides 100% financing, but it requires a minimum 650 credit score and proof of funds covering 12 months of interest.

Have you looked into local credit unions or alternative financing programs?

I make sure I screen each potential tenant thoroughly (background and credit checks) and require references.

Although I've considered a future line of credit against the property as my best long term option, I would need to pay down the remaining balance first.

The masterminds often encourage students to finance the new-car like entrance fees on a credit card, on the promise of just a single deal covering all the entrance costs. 

If you have equity and decent credit, a conventional Fannie Mae HomeStyle (or the Freddie Mac version) would likely be the better option instead of an FHA 203k loan (which will require a 3rd party HUD consultant to oversee the deal in addition to having the contractor involved). 

If they are CF positive then they will not cohnt against your DTI but will improve it...that's standard conventional guidelines barring a few exceptions.

After I got an LLC set up, I was set up with a credit coach and he is helping me get my corporate credit set up.

What local bank or credit Union (Navy possibly) do you recommend he goes with? 

Short term (12 months), low loan to value with borrowers who have strong credit and significant assets.