Unfortunately, banks don't generally like to finance the rehab/construction of investment properties.

While you may not have learned much about real estate you have learned a lesson about life and business.

@Aaron B.So cool that you're actively responding to constructive feedback here!

Again, you do NOT ask them for their business, you ask them for referrals with, "Who do you know that...".Also, how many times did you contact your sphere last year?

I have an Acquisition Analytics service for Business purchases that are under $5mil in revenue, that I do with my Bookkeeping Firm.

I'm making some pretty big moves right now and changing my business plan in a new direction, so I don't want to die of shiny object syndrome, but this method really speaks to me.

A Qualified Joint Venture (§761(f)(2) )allows two spouses operating a business together to not file a partnership return; however the business can't be held as a state entity (§301.7701-2) like an LLC and it also requires material participation by each spouse under §469(h) which can be hard with a SFH. 

Would love to have a reliable person to help free up some of our time to focus on growing the business.

However, an LLC can be used to open a business bank account.

The construction project in question would be in West Philly, if that's helpful.