Fannie and Freddie agency loans ($1 million+) and certain bridge loan products will not require a personal guarantee.

The product was good, my experience working with them was awful.

For example - simply physically handling the deposit check.

Messy job.These TrafficMaster products offer a 25 year warranty. 

Based on the information you've given thus far this seems like a job for a product other than a hard money loan.

I’m thinking about adding a townhouse in Raleigh, NC.I already have a Corp for my video production agency, which is my full-time job.Thanks for any guidance or recommendations!

Anyways, my goal is to build a passive income stream to reach financial independence so that I can either start a nonprofit or small business where I help landowners who have historically struggled to access markets to sell their timber for either forest products like lumber, or carbon credits to help offset larger companies carbon emissions.

I couldnt count "future income" so they think I was losing about $2000 monthly when in fact I would be making at least an extra $2500 with the new place.My buyers broker suggested a mortgagor that has many loan products including a 20% down nonconforming mortgage.

If your employment involves being in a physical location, that's the area where a FHA loan can fit. 

As you are vetting contractors, I'd recommending trying to understand what product they will be using.