I was shocked when my (California) attorney STRONGLY suggested that we need to have a separate LLC for each property we have.   

Hello BP members, although I am not new to rental properties, I feel that there is always something new to learn & I feel strongly that this site has some of the best advice & smartest minds when it comes to investment properties.So.... here's my dilemma 2 years ago , my wife and I purchased a short term rental in Maine, beach area, steps away from the beach & the location is very good.We now know how fortunate we are that after jumping over many obstacles to obtain it, there is much value here & will  be a good investment as years pass.

I’m willing to guarantee but my personal financials apparently aren’t strong enough to be the sole guarantor.

But back to the question, I think your analysis can be tightened up, but at the end of the day, it is very hard to find strong cash flowing assets.  

At the end of the day I would strongly suggest being in proximity to people investing and figure out what is the best route for yourself.

@Steven Harris that is a hard sell but with $30K in savings as collateral you may be able to go to a private lender; however, you are going to have to add a member to your LLC or Corp with a job ; especially since you are new and can not produce a schedule of real estate owned.Most private lenders that I know or have worked with say that the asset is the main pull as far as credit during analyzing the deal; therefor, you have to have a strong deal that makes you money and able to communicate how you are going effectively monetize the project, in the form of an executive summary.I remember at one time some lenders were doing 80/100, 80%LTV and 100% rehab, I do not know if they are still doing that, I will have to reach out to some of them to see their parameters these days.

In that case, you might try hard money and give a strong pitch to the lender about your RE history up to this point.

This way each party is fairly compensated for their monetary contribution as well as they work they do in the business because those things will not always be equal or comparable.

If the builder, title company and lender are the same entity, or strongly related, there may be a conflict of interest, which would entitle her to her down payment back.  

They move fast but can create some strong returns.