Typically, are these loans offered and structured by smaller community banks?

Determining their concern and changing the structure of your deal to be compliant will be a much safer path than doing this yourself.

I should have clarified that my intention is to use the renovation budget for major fixes (structural, roofs, exterior projects, plumbing/electric) and then I was planning on doing the smaller projects that I can handle (flooring, painting, kitchen update, tiling/backsplashes, etc.) over time.  

I found a deal that I want to put an offer on, but how do I structure the offer?

You have to have a pay structure to show the customer as to how you will get paid as the project progresses.

In real estate, the path of least resistance is not the correct path to take, it is very structured by laws, regulations and accepted practices.

That might be my best idea as I have no retirement fund.Do you know how to structure the deal?

We're probably going to buy in the Caribbean.I want to figure out the best entity structure for me.

How would you structure the agreement to reflect how long to hold the property and when to exit?

There are no secrets in real estate, we've been in this basic structure over a hundred years and there is nothing that is really new,  just a new twist to old methods, it's been done before.