I can almost guarantee you'll want to avoid that deal if you're a rookie.

You do realize that most every loan for at least smaller investors are personally guaranteed?

One other approach that may make sense - have you considered a vacation rental where the property manager is willing to guarantee income over a longer-term basis?

I can only guarantee that I'll work hard but cant guarantee that I could get someone a row of deals a month (which is not impossible just not in this phase as i have none).

@Michael Medinger - this is great advice - though if I get an appraisal again with a direct wholesale lender, there's still no solid guarantee that the appraisal will come in at the right number, right?  

If not, save your money towards your capex reserves instead.There are no guarantees that the home warranty will pay if something breaks.

If the venture does not work as the pro forma projects, you should have a Plan B to get your investment back, whether that be a Personal Guarantee or some other course of action.Have everything in writing (principal amount, rate, terms of repayment,...)

Interesting, if I were the seller so might just take the higher offer and serve 30 day notices, easy money.Something to consider though since this is an 8-plex commercial property aim not so sure any lender is going to to finance an empty property unless you are willing to possible put 6+ months revenue in an escrow account to guarantee loan payments.I’ve never much cared for being responsible for tenant utilities so moving that to your tenants is a great idea, just expect people to leave.  

Doing these things wont guarantee me a property by a certain date.

For credit purposes, it will take a while (years at least) to pay enough bills out of your LLC to not have to have a personal guarantee on loans.