In this case, he gave us ample notice to (most likely) fill that slot, however, I'd like to protect us in the future.

If they filed and the property was worth less than the note and their was no PG or they don’t have other assets you get the property back to which if commercial is probably worth a lot less than what they owe.Have you ever managed a commercial property ?

Others will not require a credit check at all, if there is 1 PG on the loan, owning more than 21% of the entity. 

https://www.facebook.com/pg/re... 

Most seem to want a showing (i am currently making a quick google sheet with available time slots on a Sat morning for my dad to show).

Did you open that group home in PG County?

It's highly unlikely that you'll get a DSCR loan without a PG at this point.

And since the loans were not in their names and as you note Sellers did not know to ask for PG ( although in these cases PG is worthless) These folks walked and left the sellers in a very bad way..

I cant tell you how many times I've had to explain to investors that there is no magic DSCR wand that eliminates the personal credit risk/impact or allows them to borrow 100% of the purchase price or whatever. 99% of DSCRs require a PG which WILL impact DTI on any future loans, whether SBA, mortgage, consumer, etc.

If its your primary residence be ready to sign a PG and jump through a few extra hoops with your lender.