I have $100k private loan for the renovation that has no strings attached.

The property that I'm looking to finance will increase in value and taking in consideration of rent profit, I will re-fi out in 7yrs into a fixed 20yr commercial loan (with my small local relationship bank) and I will hold the property and pay off the note! 

My question is do I need to have a separate bank account for my LLC in New Jersey? 

As I've mentioned in a prior post, I've become unemployed in my industry of 17 years (banking - mostly in marketing analytics, market strategy and operations strategy - analyzing where to place new and close offices, etc based on market potential), and am considering a career change to maximize my future.

I don't know if the bank takes that option (line item) into account as the total insured amount.Anyone?

A smaller bank or credit union is typically more flexible, so I'd try calling several of them if that's what you need. 

We did our first two with 10% down no PMI through a local bank.

I've attached the cash flow analysis for anyone wanting to give me some advice.

The bank may not allow this, im not sure.

As for your lender question, you'll probably hear a lot of people suggesting small local banks.