LTVs will often max out at 70-75% but exceptions can be made if there are worthy compensating factors, I've seen these get funded firsthand. 

Location plays a factor in license requirements.

Another HUGE factor is the stormwater requirements of the City.

It’s nice to have it, but definitely not one of the main factors of success.

As a wholesaler I have come across several properties that are bought under LLC'S, would that be a small factor that would cause an investor to look elsewhere?

What does that number factor in as well?

Whether you pay all in cash or use some external financing, it can be a total waste of your time starting to look for locations and properties before knowing that you're gonna be able to pay for the property first (in a way that will give you the return on investment you desire).

There are a lot of factors to consider on those options. 

There are too many factors involved to really make this a contest.

The taxable gain is calculated as the difference between your net sales price and your adjusted cost basis (original purchase +capital improvements - depreciation).Depending on these factors you could actually have a much larger (or smaller) tax from the sale.