I am considering an investment in a commercial property with plans to improve and sell it within 4-6 years.

I am in the middle of a transaction where I am selling my condo, however I just found out our complex's insurance had changed recently and does not cover 100% of replacement costs due to a recent claim (last year).

Lastly, grouping properties in 1 LLC can potentially have unfavorable tax consequences when not selling  “substantially all” of the activity (ie selling only 1 SFH of 10). 

If you do not have enough equity in the home you may want to sell it to break even or 1031 exchange into a property with a positive cash flow.Unless you are in California there are multiple States or Counties to buy a good investment property that can cash flow.

So if you plan to take cash out and not "Sell or take more cash out" in (X) years.

I no longer qualified for traditional financing because I already own many rental properties and my DTI was high for the bank, so I purchased these in a business entity with a trusted private investor and was able to refi the 1st property/sell the 2nd property to pay back my investor and ultimately keep the better property for zero money down.

The real question is I have someone selling me a property at 350K with a 20K builders participation credit and I will be able to use my real estate license for help with the down payment, is this a good deal ?

Some gurus go as high as 70%, IMHO that is too high, leave some cushion for your private money people to sell in case you get hit by a bus.

Looking for advice on what reputable scratch/ding stores or similar type places in Philadelphia sell 24 inch wall ovens.

.$20k-$50k is a good amount to fund 2-3x improvements for people looking to sell with clear improvement scopes of work with trustworthy contractors on 2nds up to 60% LTV.These are harder to find, especially with fewer people selling, but I suppose a network of agents,  title cos and lenders would help source opportunities in this space.