Mainly land then commercial and now residential.

The main reason to put property into an LLC is to protect it in event of a lawsuit.  

In my short experience, the typical HML I’ve seen generally loan at 25-30% LTV with a note duration of 1-3 years, with the main benefits being a typically fast close and not having to go through a traditional lender for a Fannie/Freddie loan.

That's why I believe that if a person has the financial means, the best option for them is to do both.1) With the direct real estate, the main advantage is that you fully control it.

I only want to put 15% down, due to the 30k rehab expenditure (25% down plus the 30k makes it less attractive).

Mainly looking for a commercial agent to work with to help find my client a property.

You might try to do a little more by the main entry of the complex. 

Then, once you have the experience, it becomes easier to attract money and then scale your real estate business. 

Before you buy, just be sure you feel comfortable with the neighborhood and the type of clientele it attracts.

But the main thing is, once you educate yourself on the topic you'll be ready to make the intelligent decisions and invest confidently.Feel free to PM me with questions.Best!