If push comes to shove I will be welcomed back with open arms.

The reason: In business you need to keep 'arms-length' distance from any deals otherwise you'll could well run into unforeseen problems!

If you have an active business you can setup a Solo 401k plan for it but those funds can not be used for your personal or business investments. 401k can make investments on it's own but all transactions must be 'arms length'.

It's unsecured, non performing, not even an arms length transaction, to a weak borrower.

In the rare instances when your tenants do cost you an unexpected arm-and-a-leg for a plumbing or sewer bill, you'll find that they generally don't have the money to reimburse you for the expense and it ends up costing you a turnover...You can absolutely amend your leases to require the tenants pay a percentage (in this case 1/4) of the utilities.

The current look back period for transfers that are not arms length is 5 years. 

I know notes from the litigation side (how bad foreclosure lawyers can be), but still getting my arms around all the small details.

I am using an in house mortgage that we have, 97% LTV, no PMI, 4% fixed for 30 or 3.5% 7/1 ARM. 

My strategy has always been to leverage as much as possible at the best rate, which will typically be an ARM of some sort.

Full doc or no income verification, ARM or balloon, long amortization or shorter and when do you want to close.