I am curious if I can use a DSCR loan on such a small apartment building?

I have access to a VA loan but I like where I'm at now and don't want to do another move right now.

The loan programs of your buyers will dictate how much of a credit you are allowed to apply to their closing but it certainly helps to move inventory when you offer an incentive. 

I couldn’t figure out who had to even sign the loan docs let alone the personal guarantees. 

Scaling with Business Lines of CreditAs your business credit grows, you’ll qualify for larger funding opportunities such as:Business Lines of Credit (LOCs): Flexible borrowing for down payments, renovations, or operational expenses.Unsecured Business Loans: Access up to $250K or more without tying up personal assets.These financing tools allow you to scale faster while keeping personal credit utilization low.5.

Then a Civil Engineer, an Appraiser to determine what having a four unit would be worth, then a loan using the evaluation.

Then I’d pay those loans off within a year with my cashflow.

Quote from @Gary Bonds: Any best practices when attempting to secure business funding from a bank, in the form of a loan or credit?

Do you have a loan lined up? 

@Ahmed MoustafaThe general Fannie Mae guidelines you mentioned are for non-renovation loans.