Currently in the process but it looks as if my name and not the LLC is being listed on loan disclosures. 

The exemption you choose will determine: a) the financial qualifications of your investors, b) whether you can advertise or if you can only offer the opportunity to people with whom you have established a substantive pre-existing relationship, and c) what kind of risk disclosure document, if any, you need to provide.

.- If you are rehabbing to flip/sell, there may be State disclosure laws you need to be aware of on the Disclosure Statement.

Full disclosure here:  I am not a B&H investor (YET), as I am working on my first flip now.  

If this is the final fee "Closing Disclosure" that you have then it is not an estimate and is just on the title company itself.  

I have been doing some research on whether I should consider myself a lender and therefore have purchasers sign a closing disclosure and a loan estimate form in accordance with TILA-RESPA regulations. 

Running into a lot of sellers that will not say anything about the property, or how they acquired it, completely ridding themselves of any liability. i get it, it's smart, most of them are probably buying sight unseen or whatever the case may be. is there a way to get a sellers disclosure form from them?

And in full disclosure the rates will be higher for these loan types...but if you really need out of that personal loan then it might be the right route for your to take.I hope this wasn't too much information but if you need more information then ask away!  

Would't be worried about signing the Non-Disclosure.

Full disclosure: I lived on campus all 4 years and never rented where I went to school though probably 95% of the upperclassmen rented locally.My sibling attends a Californian university and rents a room in a duplex.