The lender said they would combine the 2 currently mortgaged properties into 1 loan.

This will be easy if you're in a position to restructure income from your investments.My advice would be to continue to educate yourself on self-directed retirement accounts (there are a lot of traps) and whether or not the buy and hold strategy is the best option within these vehicles - my professional opinion is generally no, for a handful of reasons, but each scenario is different and requires unique analysis.Best of luck!

Is this a unique mortgage product only for physicians?

Maybe you can combine that with a live-in BRRRR where you create some value and get to that 20% much sooner. 

.$120,000 purchase price with a conservative $250,00 ARVRoughly $60,000 in renovation Conservative rent $1800 monthI’ve got roughly $200k in capital(HELOC/Savings combined)With the current situation in our world it’s nerve wracking obviously, thanks in advance for the advise.

Suggestions:1) get good rental property insurance that covers loss of rents for covered reasons: fires, etc; 2) be a good landlord and treat your tenants as customers you will reduce liabilities with an ounce of prevention; 3) Get umbrella insurance which also helps to covers your assets in a suit; 4) IF you get an LLC you must run it as a separate business or it will not provide you any protection (I'm not an attorney, but that's my understanding); meaning if you combine your business funds with your personal funds, they will be able to demonstrate it behaves as a straw company and really the courts should ignore it as a separate legal entity (my understanding of the risks).  5) LLCs can make lending/borrowing more difficult, until you want to borrow non-conforming loan funds (non-Freddie/Fannie) or you hit your 10-15 property limits with Freddie/Fannie, at which time you'll need to go to commercial lenders who will WANT the property/loan to be in an LLC.  6) As you grow your portfolio keep in mind conventional lenders will look at your DTI (debt to income) ratios. 

The 3x income requirement is usually combined, not per person, and it sounds like they have no problem meeting that requirement together.Also, I don’t personally put too much emphasis on applicant’s credit scores for a variety of reasons that I won’t bore you with.

So all those things combined with everything else I mentioned is my sweat equity in this transaction.The hitch to this all is that she will not accept a deal where someone refinances the property because she doesnt want a lump sum.

If I buy 6 more rentals (available loans I have currently after selling some off) and sit on the properties for say 7-10  years, I project between principal pay down and cash flow after increasing rents over that decade will be $1,500 a month combined per each of those 6 properties...9K a month just for THOSE new purchases.

It is across from a golf course, so that offers some unique marketing opportunities.The Plan : Refi after 18-24 months ( BRRR ) and keep the park long term.Improve the site, clean up, minor landscaping and painting of the exterior of the park owned mobile homes.