I usually suggest new property owners setup a business before they even close on a property and then use a business credit card for all expenses moving forward and also for them to link it to Quickbooks so everything is automatically tracked for them.There are a lot of nuances and strategies but this is a 30,000 foot view of why you should opt for business>personal

I owner-financed a small property in Ridord, PA that is under an installment contract or contract for deed for 15 years starting Sep 2015.  

Often a line of credit is not the best vehicle as nose bleed rates that non-owner occupied LOC command. 

I'm and experienced STR owner and manager and multifamily owner operator, so I know about 28 day minimums, local regulations, underwriting, insurance etc.

Lets say the investor didn't use credit or anything related to credit metrics to buy the property (maybe own cash, OPM or HL, by the time the "refinance" part kicks is, what happens if the owner has credit issues and the financial institution won't proceed?

If my client wants to sell to an owner occupant, usually brings more competition and a higher price, then I ask them to give notice and we’ll list once they’re out as we cannot have tenant holding over and ruining the closing.

Who knows.Another option would be to buy a small parcel and slowly build a house with/for him and pull owner permits.Am I nuts?

The HO6 policy is essentially a home owners policy for condos. 

While reviewing the landlord registration forms, I saw a remark stating that if the property owner does not live in the same county as the property location, the owner must choose an in-county representative to receive official documentation on their behalf.

I was renting this home then approached the owner and asked if they'd be interested in selling.