Anywhere from $1500 to $8500 for a standard commercial property (with a few distinct outliers!)...

That's an important distinction - I'll be keeping it in mind.  

I was given the terms qualifying and disqualifying and wasn't real clear on the distinction aside from your family/friends couldn't live there.With that being said, I would have to do this property the "old fashion" way and be subjected to paying taxes.

There are 11 distinct income streams in a profitable management business.  

That is a very big distinction from how much you can afford for a down payment.

I got the distinct impression that the lenders or their attorneys realized while searching the title chain that someone had screwed up and they legally didn't have the right to foreclose.

Commercial real estate is defined as any real property not residential, and any residential property of 5 or more units.Residential investment properties (1-4 unit NOT owner occupied) a few of the 39 states that do not require licensing for commercial loan brokering do require licensing for non owner occupied residential, Oregon being one of them.The distinction between mortgage “originator” and “mortgage broker” is primarily made at the Federal level in regards to compliance with the SAFE act.

I’m assuming most investors won’t maintain this distinction and will instead commingle personal and business funds or misuse business assets as personal assets, rendering the LLC useless.

I do not believe having your license gives you a distinct advantage over anyone else.  

The valuation and market value of a multi family property differs from a single family and you want someone that understands the distinctions if you go that route.