As a self-employed 1099 individual, your best route is most likely DSCR.

As someone who moved to Waco from Miami just because my wife got a senior position in Magnolia, I've met many families and individuals who have come to Waco from LA, NYC, Seattle, etc. just to work at Magnolia, SpaceX, Baylor, and some big churches in town, such as Antioch.

@Nold R.In addition to the great post from Dave, possibly consider an option where the property is taken out of the LLC sooner rather than later and held as tenants-in-common prior to the sale, possibly setting you up in a position to take your share of the proceeds and individually purchase a replacement property via 1031 exchange. 

Quote from @Austin Schubert: Quote from @Chris Seveney: Quote from @Austin Schubert: Would anyone have a sample template of a proposal that you've used in the past that goes over how your structure a deal with a private money individual? 

and connecting with local REI individuals and attending meetups to learn from experienced investors. 

Separate LLC per Property: Maximizes liability protection but adds complexity and costs with individual tax filings.3.

Break down your rehab into individual jobs, for example get a electrician for electrical work, a plumber to repipe the house, a dry wall guy to close out the walls, etc.

You will start out as an individual investor and then as you scale become a commercial investor.

My contractor has one credit card for all of my individually owned buildings (jointly not multiple cards) and one credit card for the building I own in a partnership.

My best advice would be to read through the contract carefully (builders usually have their own individual contract that's written for them and is leaning heavily in their favor).