Landlords want to keep the rent up as that is where the value of the asset is derived.

It has a tenant facing web portal where they log in to pay rent and can report maintenance issues.  

Where the property does not currently cash flow, would getting and paying for a personal loan in my name, lead to potential cause to pierce the vail in a potential legal dispute if all the expenses associated with the loan is ran through the LLC?

As I am accounting for vacancy, capital expenditures and repairs, I have read to use around 5% for each.I am not sure where the 5% comes from.

Where I would suggest you are probably going wrong:1.

Check out FilePlace, where user-created forms are available for free.

BP library gives a huge boost into the knowledge area which is pretty much sufficient to get comfortable in investing and help find a sweet spot where you could use your background to shift the area. 

build a triplex and think outside your market. you can take that and build over and over and if you build with resale and exit and equity in mind you'll be able to find locations where the new build value is enough to pull equity out and cash flow as well at the 1% rule.

She wasn't sure where I can purchase those forms.

Yes, as others have noted, this is typically where DSCR Loans (**not from banks** but from private lenders with national DSCR platforms) are typically the next step here.