I can’t really trim my investor count down to the lender desired < 4, and I’m not sure getting the investors to form a separate LLC just to pool the capital is going to fly either. 

Another thing to consider, and what we do at my company, is to pool capital of like-minded investors to purchase larger, higher-quality assets that form a very stable real estate investment base, and then we arrange the property management.

Fold it in half to form a triangle. 

My only piece of advice would be to run your own numbers and dont rely on the wholesaler's ARV/pro forma figures. 

What needs to be done to make it able to grab that pro-forma rent?

(If the lease agreement is month to month, some lenders will require that your tenant sign a new lease)If a multi-unit property, it must be at least 70-80% occupiedIf historical financials are not provided by the seller (i.e. maintenance, capex, ins. and property management fees) Most lenders have their own pro-forma standards which are generally MUCH higher than actual expenses.Ask your lender for all the above information requirements.

I love when sellers try to sell you on the pro forma income when even they can’t get it there.  

Their pro-forma statements for SC properties has the rate at almost 2%. 

But again, the smartest route is to form an LLC, quit-claim the property into the LLC, form a bank account for the LLC and conduct all business through the bank account and in the LLCs name.

Yes the books took a lot of work. many images made from scratch and designed.I will likely update a second edition later next  year.I'm heading over to your site now to fill out the form as well.