Let's me put numbers to it: Bought a STR for $400K, 20% down, 8% DSCR loan.

Hard money and private investing are both ways to finance flips, but they work a little differently.Hard money loans are typically from companies or private lenders that specialize in short-term, high-interest loans.

I've seen many investors get burned because they failed to understand their hard money loan terms/rates, even if they did acquire what should have been a home run deal. 

The LLC is irrelevant unless you are paying cash or getting a DSCR loan.

Try to get preapproved from a local loan broker or Co-op. 

You can buy a rental house, put $60,000 down and you will have to get a non-recourse loan for the rest of the mortgage.

Many Realtors will suggest purchasing a property using a FHA Loan, to reduce your out of pocket money.

(Either with the roofing company, a heloc, or a personal loan.)Either way you will probably be way ahead on interest saved unless you have a sub 6% interest rate.

In San Diego at the current rates for a purchase loan (which has better rates than an ADU additions) at high LTV, I show 1% does not cash flow on a sustained basis.  

Focus on understanding the rental market, conducting thorough property inspections, and leveraging owner-occupied financing options like FHA loans.