I wish I had I more colorful answer but I don't, truth is, you want to be speaking to as many sellers, agents, investors and lenders (private/traditional) as you can on a daily basis.

Some only work with a traditional real estate investor as opposed to a creative real estate investor (wholesaler) and some will just not list those houses and eventually just lose contact with that potential seller/person who especially needs to get rid of their property. 

My constraints: 600k max price for a traditional mortgage.

I come from a traditional Latino household that came to the US to give their baby boy something bigger.

@Logan Turner The buy and hold at 5% down actually works, I didn't really think of that route because it's nicer than the traditional rental.

(although we did have traditional mortgage up front costs). 

Most big firms are traditional agencies now.

Traditional loans (non fha) would be able able to drop PMI at 80% ltv.

I am interested because I am borderline in the phase out / not able to use a ROTH IRA (and obviously don't qualify for a traditional).  

If it's a fix and flip SFR or Multi Family, then the DSCR won't ever work, so you'll be relying on the global cash flow of the investors to support the payment, in which case you have to have a good case for that via personal cash flow of the investors, liquidity and/or additional assets to pledge as an abundance of caution.To the question about the LLC's financials on a new entity, for real estate it's a non issue as the asset is what is generating the cash flow to pay back the loan not a new 'business' in the traditional sense.