I understand the need for an LLC to separate my personal wealth from my investment properties.

My goal is to scale beyond single-family rentals and small multifamily units, and I'm eager to learn how investors break into the larger apartment complex deals—especially using other people’s money or with a low initial investment.I'm open to syndications, joint ventures (JVs), and partnership structures that allow for a lower capital outlay while maximizing potential upside.

., delaying closing, jeopardizing the buyer’s earnest money, losing the property for the buyer by not performing on their end, dangling a low rate then baiting and switching/ hidden fees, basically terrible customer service all around and over-promising then under-delivering).

I have already talked to hard money lenders and got the pre approval.

And then to get money out of them you have to put money into them..

To me its a very White Elephant would not go anywhere near it personally. 

Sure your SubTo mortgage doesn't show up on your credit report, but you still owe the money you took over when you did the SubTo.

Even standardized materials cost money.

As a Property Manager you can spend client's money as you choose and also you MAY have employees on call to promptly do small jobs. 

It seems like banks lend more money to people paying more income tax.