All of my LLCs have their own bank accounts, books, expenses, etc.But what else do i need to separate? 

Reality is that repurposing a tin can into living space is expensive.

My average monthly cost for everything is about $350.00.

Our team works primarily with OOS investors with an average 700 deals/year, and 2400+ doors on the management side.

Fannie/ freddie have different guides on this, and i do see different lenders interpret them differently. for example, one requires you to OWN your primary residence in order to use rental income on the subject MF, the other will let you do rental income from your MF subject property with a "present housing expense" (rental housing expense being ok) so long as you have a 1 year + history of landlording (which it sounds like you do). maybe ask your mortgage pro if they are giving you credit for rental income from the subject property units?

This will really highlight those associations that are properly managed vs. those that are not, and those that are not are going to be a very expensive lesson learned. 

.: On Martel's FlipSystem site, it says people make $10,000 to $20,000 per deal after expenses.

BUT....1) These are averages.

However, two oversights have affected my calculations: (Both dumb mistakes I can only blame myself for)Higher-than-expected property taxes and municipal fees in University Heights compared to Cleveland proper.Overly optimistic rental income estimates.After adjusting for these factors, including property management costs and other expenses, the revised cash-on-cash return is about $12,000 annually, slightly over 5%.

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23DSCR lenders generally let you vest either individually or as an LLC.