Anyone know offhand how a commercial loan on a property held by an LLC affects the individual shareholder’s personal DTI for loans to the individual?

They have to answer to compliance, bank examiners, board members and possible shareholder.

Then you are stuck with having to evict which is a time consuming and costly process, not to mention emotionally draining as you are going to be litigating against people you may have come to like and trust and whose personal circumstances are out of their control.Biggest issue here is that the bank will be less forgiving than you - they have shareholders and federal regulators breathing down their necks, so while you dilly dally with litigation evicting a family whose breadwinner lost his/her job, the bank is demanding you keep their payment current or they'll take the building from you.2.

A reit is a company that must give 90 percent of its income to shareholders.  

Anyone else trying to do it from a far or from CA specifically is going to get killed over the long run Great idea having a PM as your partner or share holder.

The board can and does change the rules, and doesn't necessarily tell the shareholders.

Any special procedures that I need to go through other than just registering different shareholders for the company?

I eventually bought out the other shareholders, but figuring out the tax consequences of moving them now has kept me from putting them into the company. 

The seller and I partnered to form a company where I would purchase the property for 250K using bank finance, she agreed to leave 180K in equity in the property and maintain a 28% shareholding.

You can be an employee of the company as well as a shareholder via your retirement plan.