I t was very dark inside and needed a lot of electrical updates and TLC What was the outcome?

I recommend a Post Compliance Lead Determination (PCAD) every 5 years or so.Here's the law (emphasis added by me):460.100: Duty of Owner(s) of Residential Premises (B) Whenever any residential premises containing dangerous levels of lead in paint, plaster or other accessible structural material undergoes a change of ownership and as a result a child younger than six years old will become or will continue to be a resident therein, the new owner shall have 90 days after becoming the owner to obtain a Letter of Full Compliance or a Letter of Interim Control, except that if a child younger than six years old who is lead poisoned resides therein, the owner shall not be eligible for interim control, unless the Director grants a waiver pursuant to 105 CMR 460.100(A)(3).

If you are cash fluid and have assets than obtaining a commercial loan for even new construction would be a walk in the park.

If you delead, and maintain the standard, you will be in the clear.Here's the law (emphasis added by me):460.100: Duty of Owner(s) of Residential Premises (B) Whenever any residential premises containing dangerous levels of lead in paint, plaster or other accessible structural material undergoes a change of ownership and as a result a child younger than six years old will become or will continue to be a resident therein, the new owner shall have 90 days after becoming the owner to obtain a Letter of Full Compliance or a Letter of Interim Control, except that if a child younger than six years old who is lead poisoned resides therein, the owner shall not be eligible for interim control, unless the Director grants a waiver pursuant to 105 CMR 460.100(A)(3).

I was just dealing with municipal credit union and M&T bank and they don’t do any of those .

I use the 50% rule to quickly look over deals and then I will do a more specific break down after analyzing a t-12.

I would venture to guess since you are especially concerned with this and not optimistic about your ability to obtain a loan based on personal income or qualifications, an LLC is a good fit.A word of caution:  the only way an LLC is effective in limiting the liability that it is intended to limit is when the operator operates it like a business. 

You should always consult your own attorney in order to obtain legal advice.

Goal should be to obtain enough cash flow that it costs you close to zero if you live in one side or basement.

Put up with a lot of Sh*t with the end in mind.