I had one gal that did nothing but split payments every month we usually had about 200 loans on the books at anyone time.In Oregon fractionalized loans are a security so you need the security docs.. which as stated is a whole nother level of pain.I liked the bank LOC the best although the PG is required.. so if thats a non starter for you.. check out if you can fractionalize the debt obligation.. and then have some very good language in your debt instruments about how you handle a foreclosure.. our bank LOCs as stated above were all 5 million and up.. we could go 75% ARV on our loans bank then would loan 80% of what we loaned..

Your excellent real estate agent may be instrumental in this.A final consideration:  if the floor guy is willing to back up the $4/sq ft refinishing bid (i.e. if he biffs it he'll make it right and eat the cost) that's one thing. 

I've been working on applying automation to real estate processes,  specifically buying properties at county auctions.

Move if you have to in order to get promoted, geoarbitrage, save more, invest, automate, cut spending to only what adds value to your life, invest the rest.  

Are there any lending instruments or banks that would finance a deal like this if I were stipulating it as a business deal, possibly forming an LLC?

However, if you are automated on locking and notifications then having the deposits distributed throughout the month would make you less anxious for that beginning of the month!

Potential tenants contact me using one of the automated features and I respond only to never hear from them again. 

Added an irrigation system to automate the yard.

Yes, transferring title from an individual borrower to an LLC controlled by original borrower is exempt from Due on Sale- D1-4.1-02 of the Fannie Mae servicing guide, allowable exemptions-a limited liability company (LLC), provided thatthe mortgage loan was purchased or securitized by Fannie Mae on or after June 1, 2016, andthe LLC is controlled by the original borrower or the original borrower owns a majority interest in the LLC, and if the transfer results in a permitted change of occupancy type to an investment property, such change does not violate the security instrument (for example, the 12 month occupancy requirement for a principal residence).

I am small businesses owner/ entrepreneur myself.That’s been able to scale and automate my businesses allowing me to pursue other passions such as real estate.