Laura Young was my funding officer, and I settled the $4000 security deposit in January and received a credit back at closing in the last week of February.

Still need to get my taxes done this year for them.

So I want to be able to make offers fast to secure the best deals. previously ive always had 20% down for each deal and already pre approved.

What paperwork do we need to secure his loan against the house?

Consider the cost of the property, mortgage payments, property taxes, insurance, maintenance, and property management fees (if applicable).

Any current roadblocks including time-to rehab permits being issued, local landlord laws/trends, property tax to rent YoY trends, etc. 

Why didn't you simply elect this LLC to be taxed as an s corp, rather then forming a new entity? 

Needless to say they can't count on their security deposit (they've been asking for it!

Recently refinanced so 27-28 years to go.25% equity built up at current home valueI'm cash flow negative on cash flow each month (~700-800 per month) because the rent doesn't cover the mortgage, HOA, and property taxes.

Bottom line is that you may put yourself in a situation where the best way to maintain your tax efficiency is to keep your investments foreign for the long term.