I've done this for a few clients, and my ops director does this for her personal property investments that are all held in different entities/holding companies, so it can be done!

So is this just as simple as showing how much the property makes or do they also look at personal debt to income, credit score, reserves etc as well.

Here’s a breakdown of the main ways investors fund their first deal while minimizing their own cash outlay:1.Private Money & Hard Money Loans– These lenders focus more on the deal than on your personal finances.

The answer is its personal preference.

I will actually be up in NYC in April so we could also connect in person before you come down.

Between a 1031 Exchange, HELOCs, and a partnership, I'm up to 15 doors including my personal residence.

Personally I always recommend replacing the utilities if they are older, because they become much much more expensive if a tenant is living there and you need to replace same day.

Intangible assets like goodwill or tangible personal property (e.g., equipment) are excluded from 1031 treatment and are taxed separately—goodwill is typically taxed as a capital gain, while equipment may be subject to depreciation recapture taxed as ordinary income.To minimize taxes on the sale of the business, consider strategies such as Opportunity Zone investments, which defer gains until 2026 if proceeds are reinvested in a Qualified Opportunity Fund (QOF), or structuring the sale as an installment agreement to spread taxable income over multiple years.

I recently read a book that mentioned there being a lot of power and benefits of a personal corporation but I'm curious as to when a corporation is actually beneficial over the latter. 

Most likely the state where the property is located is where lawsuits would be brought if they are something for personal injury like a trip and fall or something of that nature because the “cause of action” arose in that state.