If they want to do the work to obtain the benefit of the value add, they should do the work themselves. 

I was expecting obtaining financing after the fact to be the easy part.

I have a family member whose deceased Mother's house is scheduled for trustee sale.I'm very knowledgeable about foreclosures in New Jersey but damn near clueless about them in CA.He wants to postpone the sale while he works on obtaining a loan in his name for the property.

As I see it, my two options are to either pursue my own license or partner with a broker willing to take on the liability of a PM company under their license:1) If I am to obtain my own license, I need two active years as an agent.

Items like vacancy, future maintenance reserves, etc. can be variable along with your mortgage numbers depending on what financing you obtain. 

We're working with Prime Corporate Services to learn how to build business credit and obtain lines of credit. 

The Finances:I'm looking to obtain $$ from a friend.

After 1 to 2 years obtain a cash out refinance and use that to purchase the next one. 

If it's titled in the name of the LLC you will most likely have to obtain commercial auto insurance which is significantly more expensive than personal auto insurance.You didn't state how the LLC was taxed nor did you state what percentage of the auto is business vs personal use.If it is a mixed use vehicle, it is generally simpler to have the auto titled and insured in your name. 

so I finally got a job down here after a couple of weeks of waiting and now I can obtain a mortgage.