If that is the case a home equity line of credit may be a easier and cheaper option that will allow you access to those funds and greater flexibility.

Once I retire in a week, and get the 457 money, it will give me roughly 80% of the down payment.I'll probably use a bit of my existing HELOC to get the rest of the down payment.I could ask my credit union about increasing my HELOC so I could use that to cover all of the down payment. 

That was an 80s movie that almost started WWIII because Mathew Broderick hacked the Pentagon on his computer with a dial up modem.House hack, credit hack, life hack are terms still hard for us Xers to digest.

Every one we talk to says we got a great deal, im just looking ahead to refinance so we can repay our line of credit.

Check out Cozy, the site has a good credit check and background check process, which the tenants pay for. 

And will I enter other fees under expenses (loan application fee, credit report fee)?

We have money saved up and great credit to leverage it and from researching on BP, multifamily and commercial may be our best option.  

The LLC is still new and has none of its own credit, so the property and mortgage will probably go in my name and be based on my credit score and debt/income ratio (all of which are fine).  

If I only wanted tenants with perfect credit, I'd never find anyone in this neighborhood.

Should be no more than 28%.Second ratio - Total monthly debts. living expenses plus monthly debts like student loans, credit card payments, car payments, alimony, etc.