When you said it came as runnerup, what criteria have you used to select it.  

The property was handed down to my wife's siblings after her dad passed away.

Meanwhile, their mom wants to list a house and their friend wants to buy a house at the same time (taking their eye of the ball).

Can anyone recommend a good alternative to Quest Trust Co, now known as Inspira?

If you are looking for loans on real estate or a business lenders don’t necessarily care about the credit history of the LLC - they care about the performance of the asset and your creditworthiness since you will most likely have to sign personally.I have established multiple LLCs just days before closing on large loans for different assets, those particular entities barely existed and the banks did not care.If you are talking about pulling a business line of credit (like a HELOC, but against your business equity) then the banks like to see some history of revenue.

try to buy some raw land and flip it. 

Lending to grow is typically unsecured.

Who are you recommending for providing property insurance for rental properties these days.  

The loan attaches to the property, not the LLC. 

Please feel free to reply or DM.Invest 5S is currently offering several build-to-rent investment units in San Antonio area.