Yet another reminder as to the misleading nature of really exciting pro-formas...

That competition drives cap rates down (I have seen deals trade in the 5% cap range) and creates an atmosphere where you are competing for deals that are being sold on unrealistic pro forma's. 

It will help you form a foundation from which to start.  

This apt is far from stabilized and it is going for 11 cap using pro forma numbers.

That said, one way to do it would be to form a company and get other folks to invest in the company.

Anything above that magic number 4 will be a commercial loan that will be more flexible in the sense that your group can give the bank the pro forma of the property in question and they will fund the deal off that information.

My question for anyone who has the right answer is,"do I NEED to form a company in order to obtain real estate loans for investing in rental properties(since my present personal credit score is poor)?"

Although I didn't meet enough personnel in either location to form a fully accurate judgement, my instinct is I would relate better to the KW team, they just felt more modern (I am in my mid 20's).

update: I put together a good presentation package (featuring all property details that I have available, full detail ( accurate/conservative) pro forma numbers. 

Build the pro-formas for all and if 2-3 look decent make a trip out to see those 2-3 and as many other as you can have a realtor set up.