thanks for explaining so precisely! 

Maya Clark that's precisely what I was thinking that you meant about the pitfall of a competing/selling broker.

And you will need to follow the rules precisely including but not limited to:1. 

For the precise way you would need to structure this, you should talk to your tax person.  

All of your input was precisely the information I was lacking and looking for.

I'm just someone who likes philosophical and logical consistency and precise use of language 

This was precisely built for solving the problem you described where people would rather invest $10K in 10 different syndication deals rather than $50K - $100K in one deal.

However, there are some lenders that do use your credit as a basis for the loan.I say if you are upfront with the seller, put down some kind of collateral (money, EMD, Good Faith), have everything spelled out precisely and exacting in the contract, explain your intention (assign, or buy with the option to assign, or outright buy if not assigned or assignable), that is all you need to remain within the legal walls. 

Is there a more precise charts of accounts that is specific to fix and flip to acct for the loan, carrying cost , property improvement, etc

But not 2-4 unit properties with an ADU, and not on a SFR with multiple ADUs (that's how I know that precisely zero MLOs were involved in the drafting of that landmark California legislation pertaining to ADUs).That guideline could change in 2 or 5 or 15 years, but that's speculation.