(I have a good credit score but hardly any history)3)thoughts about private investors?

Obviously you're right on the score of multiple costs, but as the lawyer we consulted said, ultimately having all four under one LLC, even with the trust structure that may be viewed with suspicion, means that they could all be attached, even if the scenario could be an extreme one.

My wife’s credit score is now 640 and mine is even worse.

Hey BP I'm 32 who been very interested in REI since i was 22 just never had the guts to really do any resource , but in the last few years I've been reading every book and listen to Podcast on BP I have a full time job i work for the city , my FICO score is around 680 , I save about 45% of my checks which go into two credit union, I have no debt .

What is your track record as a borrower (credit score)?

I tried lowering my credit score requiremtent from 600 to 500 and only got worse quality inquires as expected.  

Most search engines scores the domain name so low in the algorithm it's practically irrelevant these days.Best SEO advice is LOTS of content and keep it fresh!

Making the decision to begin investing in real estate and finding this website on the same day is a serious score!

I have no family to gain loan from nor do i have friends with high credit score or money. 

Its not 3.5% of the acquisition price but rather 3.5% of the lesser of the full project cost or appraisal value (key).So if you deposited 2500 and your 3.5% of 285,000 is 9,975 then you will need to bring in:9975 - 2500 = 7475 + closing costs, prepaid tax/insurance/interest which is probably another 5200-6000 dollars or about 13,475 as a general estimate.