We have a very high credit score and significant assets.3.)

On top of just being able to get an EIN and open a business bank account, you'll also get the personal asset protection that comes with the LLC.

The only time personal guarantees may not be required is if: the property is underwritten commerciallythe corporation is established for at least three yearsthe corporation can provide three years full financial statements and corporate tax filings that are strongthe corporation has a high asset base, andthe corporation has positive cash flow and consistent net profitDo you set up a holding or operating company?

Things are tight, I'm working, Im collecting rent, I'm paying off debt, etc, Im making it and I know Im broke but I have assets..

But point is that banks are completely OK with this as this is a common practice with estate planning - moving assets into trust that is LLC. 

Even your current lender probably has a division that deals in commercial / asset-based loans.

I had a couple of HELOCs with them and could not be more disappointed in the way they treated me as a long long time customer with not insignificant assets with them.

If the LLC in question has property development/management experience, then it should absolutely help in obtaining a commercial loan in combination with your ability to provide equity.Perhaps there are commercial mortgage brokers in the forum that could weigh in on this?

We are wanting to acquire properties without partnership but not for sure how to obtain without having surplus capitol to purchase outright. 

It may also create additional issues for obtaining loan as most conventional lender won't accept to mortgage a property held in an LLC.