.- LendersI want to find a lender that I can rely to provide me a steady stream of debt and who I can show they can rely on me to provide them a good return without dealing with any surprises on my end.

Just looking for good information 

If they are listing your LLC as an "Additional Insured", you might be good (of course dependent on policy language).

I asked my mom to see what they want  for the house, I have a hunch that it's payed off and they just want to offload it, they mentioned doing a quick close .. the ARV is about $220k and she's kept up with maintaining the property.I'D buy it with hard money, fix a few things while she pays me rent (the hard money interest rate)  and do a cash out refinance in 6 months.Do you think that's a good strategy?  

People have all kinds of proposed work arounds, but that's good until it is time to sell or the government decides to crack down and they do now and then. 

We have good credit and a friendly-ish bank.   

The good news...it doesn't seem you have actually purchased real estate in these entities yet.

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

I have been hearing good things about the market.

Good luck with your investment properties :)