As a part of my preparation for the purchase of my first investment property (shooting for next 9-18 months) I still have a lot of work left to do as far as research on the legal side of things, landlord/tenant contracts, owner financing options, etc. etc. 

Hard Money rates are too outrageous, some conventional lenders will lend for the purchase price but not the rehab, and lines of credit are an option but it's hard to get a business loan large enough to cover 100% of the purchase plus rehab if any.So, here's where I stand.

Just thinking ahead another step... if a cosigner doesn't meet the standards I've set forth (lack of income, subpar credit, etc.) would it make sense to move forward with two instead of three cosigners, or should I require that the student find a different cosigner? 

Great job 809 credit score. 12 hits on criminal record the worst being battery with intent to cause physical harm (3 counts total) and Burglary of a Dwelling.

The best option is to refinance in the name of the LLC, but to do that your LLC needs a credit rating (impossible without a DUNS), and appropriate closing costs and reserves.You can't just transfer mortgaged property into an LLC because it then let's the individual off the hook in the event the property needs to be foreclosed.

My very brief and simple opinion to find an investor:  1) Find a deal. 2) Be prepared to show an investor how and where they will make $$. 

We would like to start investing soon but we are working on building our credit and paying down debt first.

I've been listening to the Bigger Pockets podcasts, reading many real estate books and just trying to learn as much as possible about real estate investing so when the time comes, I'm prepared and ready to jump in by buying my first rental property!

7.If you like the property, are you willing to fill out an application for a credit, criminal, and eviction history report?

We have been using TransUnion SmartMove, but we would like to see an actual credit score, length of employment, etc.