Its important to remember that it is all subjective and nothing is guaranteed, but Im a firm believer that there is money to be made everywhere.

Thanks in advance.The world wasn't invented yesterday, unfortunately for you: The seller has a contract with the listing agent guaranteeing her a commission, paid by the seller.The Redfin agent has "procuring cause" for this property, guaranteeing him a commission should you buy this particular house that he showed you, also paid by the seller.

Appreciation isn't guaranteed, and if you're not generating cash flow from your investment,  you run the risk of finding yourself under water on your investment if the market should turn. 

These loans are designed for investors as they allow them to be financed in an LLC with a personal guarantee and they also have Bank Statement loan and as well as investor cash flow loans.

From the research i've conducted, it seems that forming an LLC, purchasing the property in the LLC's name, and then personally guaranteeing the mortgage would be the best course of action.

I would possibly need a loan guarantor even if I personally guarantee the loan?

@Michael Needle Unless that property you are looking at is a multi-family you must occupy the residence in order to use your VA Guarantee.

I buy turnkey and have a few “safe guards” in place:- All of my properties are freshly rehabbed (lower initial cap-ex expenses)- Most of my properties have a vacancy guarantee with the PM company (if property were ever vacant for 90 consecutive days, PM pays me full market rent starting on day 91)I’m just trying to figure out what is “enough” for reserves, if there ever is such a thing, and balancing that with expanding my portfolio.  

That being said you may find some local banks that will let you guarantee the loan on behalf of the LLC.

What you are needing is a Portfolio Loan in the name of the LLC with you guys signing a personal guarantee.