@Christopher PhillipsSo I would never be able to put less than 20% on each new property I would want to obtain?

If the property is vacant, you take a bridge loan where your usually pay interest only until the asset is stabilized.

Perhaps there is a chance to restructure, keep the mortgage payment around the same and still obtain the money you need for a down payment.

Do a search in the search bar above for "LLC+Tax" and you will see that LLCs are for asset protection and don't offer tax avoidance.

It also doesn’t make sense to buy as a business entity since you won’t have much assets to protect if you buy with low down payment.

It is always easier to do this in the year of purchase because there is a little more red tape involved by breaking out assets after the year of purchase.

What the roll looks like, your cost basis, when you bought it, the occupancy history of the asset, the market etc.

The percentage depends on the deal and the type of deal it is, whether they're lending on the asset (purchase price) or the post rehab ARV.The asset based lender will lend around 80% of the purchase price (after their own appraisal of the value), leaving you to cover the remaining 20%, any closing and carrying costs, plus the cost of the rehab. 

My current hurdle (and I'm imagining this to become more prevalent with the federal limit on property tax write offs) is that our exposure with the LLC. having a free and clear asset is large and homeowners insurance is denying us when I ask for a LLC.

Depending if you have enough time before the sale, you could sell one of the properties that you believe you can recoup the $200k - even if that means selling at a discount to obtain the cash quickly.With that cash, you can pay off the other liens and still keep the 5 of 6 properties.