Its not very enticing to buy something that you didnt get input on design and layout to have to sit through 12-24 months of city review.  

So, my question is, if we transfer money from our refinance into our newly formed LLC, would that make our LLC more attractive to a lender for a first time REI investment?

You may also want to only buy in nicer neighborhoods, so you are attracting tenants that are more likely to take good care of your place, keeping turnover costs lower.Lastly, just listen to a ton of podcasts and read as many books as you can.

And are the spread sheets you are using of your own design?

All interior design and staging by yours truly!

Do you like rural living or are you simply attracted by the lower price points? 

Best long term solution in my opinion is to convert the space to as low maintenance as possible while maintaining attractive appearance.

I not only allow dogs but prefer tenants with them and install fences to attract them.  

Anywhere there is a major attraction is a good area for STR.

The next series of questions are usually designed to see if they have these values.