I’m aiming for a mix of appreciation & positive cash-flow after some value add work is done to the property over the course of first year of ownership.

I have had a lot of success with Local Credit Unions.

I know there are loans that consider rental income in order to qualify (credit is good).

Is there a way for a small landlord - 20 units, to report late rents to the major credit bureaus?

We also do not really want to go down the whole personal guarantee, W2, tax return, credit score route... or is this something we will have no choice with without hard money in this climate?

Of course there is the obvious such as the podcasts, forum posts, and blogs here at BP.

These courses are NOT advanced in any sense of the word.

I don't know what I don't know of course (prior claims, electrical panel manufacturer, wiring etc.). 

Click submit, provide a credit card for $350, and in 3 days you have an approved LLC, registered with the state.  

Historically, of course, dark-stained flooring was less a fashionable possibility and more a solution used to hide multiple imperfections in cheap oak floors.