Since these types of mortgages are not backed by the government like Fannie/Freddie conventional products they rely on secondary market buyers on Wall St. for liquidity.

Unless you have terrible credit or other financial hardships, I would strongly recommend you explore what low-down payment conventional products the local banks and CUs offer.

Does anyone know a mortgage product or lendor that will offer something for a non-owner occupied investment with less than 20% down, preferably 15% or less?

This product eliminates you investing any time at all regarding this important issue.2) Also correct, however in point three you mention "dings" on your record. 

It would be nice to have a great relationship with a lender.The lender that can guide you on the different loan products a bank offers and one that would push you to get the loan as opposed to just saying "no, you don't qualify".

I had better luck with local smaller lenders as they can be more lenient with there loan products as well.

We have lots of opportunities to meet with other local investors and suppliers of products and services.

Investors that work with us have been burned buying a shell that is later determined to have structural defects and cannot be rehabbed. 

If you're hoping by using a warranty deed if there's a defect the LLC will be able to use the threat of a breach action against you as the Grantor to get your title company to assume responsibility remember title company's are not in the business of providing coverage for uninsureds so they'll look for any defense they can find. 

I don't recall their actual policy but we bought 8 cases of glazed subway tiles (same production run) and after opening the first case and setting out a few tiles realized there were a lot of pits in the glaze.