Co-signing with parents is not the best approach and I wouldn't do it.

The two lenders I've approached don't offer conventional mortgages to LLC's.

This was clearly your idea that you approached him with.

Problem is anyone who can afford $3k in rent can easily afford a $300k house, so your rental pool is incredibly small.What are the details on the "basement rental?"

Multifamily assets that are 4 units and below are rarely valued using an income approach, as these are not considered commercial properties.

Incredible. 

I keep those developers on my black mark list and avoid them as much as possible unless they have a rare incredible property and tenants.

Maybe you don't yet have the 15% down but compare this approach to interest and fee costs of hard money lenders that can be from 8% to 15% around the country to this approach.

I dont know if they'll accept an appraisal value based on income approach instead of sales comp approach but if you want me to send you the banker's info and you can ask her, then DM your email address to me. 

That is a practical approach but I feel at the time the other two are being uncooperative and unwilling to do what is advantageous.