He has an ITIN and pays taxes. 

Midlothian, Va vs Toano, Va.Property:Midlothian New Construction Stanley Martin 2 over 2 style:  3/2.5ba 1579sq priced at $410KSeller incentives : 5.5% fixed rate for a 30 years.  

If so what would the rates be?

I've been using a website called "area vibes" has alot of detailed info on any neighborhood you need, like the demographics, crime, schools, it rates everything using a grading system.

I would do a minimum of 6 months of PITIA payments saved (mortgage payment + insurance + tax + HOA) and put aside $15k for closing costs (it should cost less but to be safe).

In this higher rate climate it's basically a wash between investment vs. secondary.

Generally 25% minimum will be needed as a down payment and 6 month reserves of mortgage, property taxes and insurance and a minimum $100K loan amount. 

Are the LLC's multi-member LLC's - If they are, they would be required to filed a separate partnership tax return.Your profile mentions that you are a real estate agent, you may want to see if you are eligible to claim real estate professional status.

I feel that a new investor doing a BRRRR is too risky and does not have a high success rate.

This is further confirmation of that, because MM never even adjusted my rates in the first place and now it's impossible to turn off.