We are paying about 100k over retail to lock in a 2% rate amortized for 30 years which gives the seller what they want and a monthly payment that allows us to cash flow.There's certainly a way to buy these 4 properties if you both are flexible on terms.

From my understanding there’s a limited amount of associations that allow it as well.  

Taking out debt for 2M is not something I can take lightly. are there any other possible options that I’m overlooking?

Most lenders won't allow you to put it in and LLC, it needs to be in a trust or your personal name.I'm no attorney but I've never worried about being in an LLC too much when it's not allowed by lenders, I just make sure I have the right structure and insurance. 

One allows short term rentals and one doesn't.

I invest in other classes than real estate).Having 300 would allow me to delete hard money lenders from my flipping business.

LTC Example:Bridge loans and LTC structures allow borrowers to include capex and other project costs in their loan.I hope this helps clarify LTC vs LTV.

But, be open to any deal you can make money (legally, of course).Other than VA, USDA is the only other one that allows for 0% down. 

This will allow you to make more accurate projections for each property.In terms of determining cleaning costs, insurance, and other expenses, it would be best to estimate these costs separately for each house.

You could always invest in funds like https://fundrise.com/ (allows you to invest in RE without being accredited) or https://percent.com/ (allows you to be a private money lender without all of the work) if you have money and less time.