Appreciation isn't guaranteed, and if you're not generating cash flow from your investment,  you run the risk of finding yourself under water on your investment if the market should turn. 

These loans are designed for investors as they allow them to be financed in an LLC with a personal guarantee and they also have Bank Statement loan and as well as investor cash flow loans.

From the research i've conducted, it seems that forming an LLC, purchasing the property in the LLC's name, and then personally guaranteeing the mortgage would be the best course of action.

I would possibly need a loan guarantor even if I personally guarantee the loan?

@Michael Needle Unless that property you are looking at is a multi-family you must occupy the residence in order to use your VA Guarantee.

I buy turnkey and have a few “safe guards” in place:- All of my properties are freshly rehabbed (lower initial cap-ex expenses)- Most of my properties have a vacancy guarantee with the PM company (if property were ever vacant for 90 consecutive days, PM pays me full market rent starting on day 91)I’m just trying to figure out what is “enough” for reserves, if there ever is such a thing, and balancing that with expanding my portfolio.  

That being said you may find some local banks that will let you guarantee the loan on behalf of the LLC.

What you are needing is a Portfolio Loan in the name of the LLC with you guys signing a personal guarantee.

You will be looking at 5 year term / 20 year amortization loans most likely and you will most likely still be needing to give a personal guarantee on the loan.  

I’m the buyer and I can guarantee the documents were read word for word but we’re of no help in this situation as no one except I suspect the seller knew of the manhole coverThey felt so bad about not saying anything toLe they gave me $7,000 to offset some of the cost 2 years after buying the lot