I have considered Nashville area...low taxes, more favorable laws, better cash flow and you still get some appreciation.

I don’t have enough for a down payment but i do have quite a bit of equity in my home. looking for some insight on how i can get a low down payment or should i use my equity, plus funds to fix property. 

It's known for it's strong appreciation factor, low taxes, and also because it is a land-lord friendly state.Have you invested in the Cleveland or Columbus market before?

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You get their low, low interest rate, 3%, 4%.

In the meantime low cash outlay for them. 

It depends on if the LLC is a single member LLC or a multi-member LLC.If it is a single-member LLC, it is considered a disregarded entity and reported directly on your individual return.If it is a multi-member LLC, by default, it is considered a partnership.If there is no income or expenses(rare to happen), then yes, no requirement atleast at the federal level. 

So essentially, if you use that loan product, you wont have to worry about "using up" your low down payment loan quota.

Also, yes it is a tenant friendly area but that is also a bit overblown since evictions are very low here in san Diego, last I checked it was less than 1 out of 100 and in areas around the country where evictions can happen practically overnight, some of those areas can have extremely high eviction rates especially a lot of those areas with high poverty rates.