I don't know how to make this happen but the numbers work well, so I'm looking for creative advice/equity partners/private money/hard money  for how to make this happen, and then when my business sells I can pay back the loan and find financing at that point to continue the rehab.

On your second, use a loan.

That HE loan would make you cash flow negative on the first property, especially considering you are not even factoring in any repairs, maintenance, vacancy or management.

term of the loan?

The borrower makes the request that the loan be sold.

As far as capital, most investment loans would require you to do 20-25% on a SFH.

When getting a DSCR loan whose credit score is the lender going to use?

The other thing is for commercial loans the brokers usually prefer it to be bigger.

Paid off my primary when it got down to 90K.... not a ton of loan left, so I just paid it off, but still had plenty of $$ to invest in other things...it didnt tap me dry to do it.Exactly. 

You can also double hack these if you have enough units and live in one unit and use one unit for your business, but of course that decreases your cash flow but increases your usability.You can also use an FHA loan to get a mixed-use property with only 3.5% down if the residential square footage if more than 50% of the total square footage.