As mentioned before, obtaining new mortgages are based on income to debt payments.  

The following activities of a foreign limited liability company do NOT constitute transacting business within the meaning of the New Mexico Limited Liability Company Act:a. maintaining, defending or settling any proceeding;c. maintaining bank accounts;e. selling through independent contractors;f. soliciting or obtaining orders whether by mail or through employees or agents or otherwise, if the orders require acceptance outside New Mexico before they become contracts;g. creating as borrower or lender or acquiring indebtedness or mortgages or other security interests in real or personal property;h. securing or collecting debts or enforcing rights in property securing debts;i. investing in or acquiring, in transactions outside New Mexico, royalties and other nonoperating mineral interests; executing division orders, contracts of sale and other instruments incidental tothe ownership of such nonoperating mineral interests; and, in general, owning, without more, real or personal property; j. conducting an isolated transaction that is completed within thirty days and that is not one in the course of repeated transactions of a like nature; ------------Nor shall a foreign limited liability company be considered to be transacting business in New Mexico solely because it:1) owns a controlling interest in a corporation or a foreign corporation that transacts business in New Mexico;2) is a limited partner of a limited partnership or foreign limited partnership that is transacting business in New Mexico; or3) is a member or manager of a limited liability company or foreign limited liability company that is transacting business in New Mexico. ----------------------------------------* as per note above:b. holding meetings of its members or carrying on any other activities concerning its internal affairs;d. maintaining offices or agencies for the transfer, exchange and registration of the foreign limited liability company’s own securities or interests or appointing and maintaining trustees or depositories with respect to those securities or interests;k. transacting business in interstate commerce"

Does the ability to obtain an unconventional loan and prequalify due to good enough credit make the cash buyer claim valid (excusable).

I do NOT plan on obtaining a brokerage license. 

Looking for any process vignettes, tips, or suggestions for finding a helpful lender to successfully obtain a second-tier VA Loan in the Northern Virginia area.

Depending on the type of financing you're procuring a lender may obtain a credit report and run a background check.

What kind of insurance do I need to obtain to protect my personal assets, accounts, cars, etc?

When talking to a loan officer at a local bank and explaining what I would be doing with the property and she said that I would be using a commercial loan to obtain the property. 

Your equitable interest which is gained legally in good faith,  by the way.In real estate there are two different aspects to title interests, an equitable interest being the right to obtain full ownership (ultimately) a financial interest and legal title being the right to use, enjoy and transfer ownership. 

My bank will approve me with a $40k personnel loan and a lender will provide me with $80k which I'll need 20% ($20k).So here are my goals and issues.Goals:Build a new 4-plex for about $100k if possible (including land).Find 4 tenants and rent for $750 - $800Once the 4 tenants are obtained I would like to place the 4-plex on the market for at least $200k.Make $100k in profit and re-do but this time with the money I've profited.