Are there any lending instruments or banks that would finance a deal like this if I were stipulating it as a business deal, possibly forming an LLC?

Yes, transferring title from an individual borrower to an LLC controlled by original borrower is exempt from Due on Sale- D1-4.1-02 of the Fannie Mae servicing guide, allowable exemptions-a limited liability company (LLC), provided thatthe mortgage loan was purchased or securitized by Fannie Mae on or after June 1, 2016, andthe LLC is controlled by the original borrower or the original borrower owns a majority interest in the LLC, and if the transfer results in a permitted change of occupancy type to an investment property, such change does not violate the security instrument (for example, the 12 month occupancy requirement for a principal residence).

I'll give you the 3ish books that have been MOST instrumental to me in real estate investing:The Millionaire Real Estate Investor - Jay Papasan and Gary KellerThe Book on Flipping Houses and its cousin The Book on Estimating Rehab Costs by J ScottThe ABCs of Real Estate Investing by Ken McIlroyIn these pages you'll find few, if any, shiny objects of "the one thing that's going to make you rich forever", but rather you'll find proven, fundamental strategies that work and are prudent to build your investing career off of.

This could be an LLC jointly owned by the contributors or a Joint Venture agreement, but you'll be thankful for this structuring 5-15 years from now.If you are using OPM to take down a property and you'll be cashing them out, then you don't need a structure like this necessarily -- a promissory note and related instruments can be used and then once the cash-out happens they are paid off and released and you own it pure and simply.

Booked a place that ended up being dirty, dangerous and unsuitable for occupation.

It is always best to read every deed and instrument in the chain of title, fully, to see what is being conveyed and what is being retained.

By definition this risk capital is seeking a higher risk/return dispersion and thus the instrument in current law that limits how much one can invest with certain exemptions is prudent.

@Joseph HammelSome examples of estate planning I have done with my real estate clients include the use of family limited partnerships to freeze value of estate along with defective grantor trusts; LLCs with preferred interests (similar to debt instrument); sale of membership interests to defective grantor trusts; annual gifting of LLC interests using discounts for lack of marketability and/or lack of control, etc.

Chris Mason, mortgage broker, was instrumental in making this deal come true.

@Tuna Sakallioglu I would recommend David Ribardo. he has been extremely instrumental in growing our business right in lehigh valley .