What the IRS is concerned with is when you are doing a 1031 and want to purchase a property from a related party. 

At least ensure you are getting proper tax advice.C corp and s corp are both US federal tax concepts, not business entities.

2013 Built in a Class B neighborhood of Houston at 6% discount with less than $4,000 renovation needed.

I have a point for ponderance in this model. 

How have you been making payments so far, to a servicer or directly to the seller? 

I have  a W2 job and look forward to the losses this year to offset some of my income (Not my 'WHY' for running an STR, but a nice bonus).

If it is a class C office building with 10% occupancy that is very different than a Class A MF which is still very different than a debt fund with zero leverage.As mentioned risk and return go together  - greater risk should have greater upside

If you are unwilling to be committed enough to a lender to even allow them to do a credit pull then they are probably less likely to take the time to provide you a detailed cost/fee breakdown especially when they know you have a lineup of lenders that you are considering. 

To avoid these costs, a common strategy is to set up a land trust to hold the property title.

Totally random but I know you can normally get a nice discount on your hazard insurance if you're within a certain distance of a Fire Station @Ray Ebert