Couple A is willing to live in the bottom portion in order to get the better rate and less down since it will be owner occupied.

. - you could offer portion of the profits - i would note I think it is a bad idea and your better off getting hard $ and paying the contractor Family or friends and business do not mix well

The rate quoted is not dependent upon your credit score, we just need to understand why the score is at that range and has it been improving.Any improvements to the property would need to be paid for with your cash.As we have discussed before, I think you should start with a flip property, maybe even a couple so that you can build up your cash and then use a portion of the cash as collateral for a larger line of credit.

As a result a portion of my earnings are through passive income by implementing the use of Virtual Assistants.

You don't use business credit for the downpayment, you borrow the money from partners and in exchange give them a portion of the deal.

I can refer you to my investing group's financial experts (accounting firm / law practice), if you like.Where the issue may be getting confused is that the interest on financing is an operating expense for income property, but the principal portion is booked under debt service, as I understand it.

I am not using delayed financing as, to your point,  I can only get portion of purchase price back.  

We currently occupy about 65% of the space but just signed a lease to another doctor so our portion (owner occupied) is down to about 40%.  

If you are withholding any portion of the deposit, you have to share receipts for the expense. 

That is speculating and not investing.Numbers work going in and the rest is icing on the cake if it happens and if not you hit your goals anyway.It seems the primary reason you are buying is for a home for the family to live in so the investment portion seems like a much less important detail than the emotional component from what you have said so far.Maybe just view this property as a happy family home purchase and then if you like the area once you live there look around for properties where you buy just off of investment from the additional cash flow with the low mortgage payment.