In order to save the hardwoods, you will need to install floating with no glue, but a good installer can get that done without issue.

He floats it from Knoxville, Maryville, and Sevierville. 

So make sure you understand what you are financially signing up for, and make sure you can float it. 

I opted for a 2.99% fixed rate instead of a 2.49% floating.

My flooring guy advises to not do floating floor in a bathroom because water can get under the flooring and be trapped between it and the subloor.

In other words, if you are currently paying $1,200 a month but with the four family your portion might only be $500, your net savings would help justify the purchase even if you are a bit hesitant with current prices. 4 family houses are great as you don't have to rely on one tenant to help float the loan like a 2 family or single family house and may be a bit safer/stable (providing the numbers work). 

Then again, if that's what floats your boat, then sail on!

I will give a deposit (30%) and then can and will if asked, float some funds (less than 20%) during the project to cover manpower but I will not hand over the final 50% check until work if finalized.

If that's the case (someone was willing to let you lock it up without EM), you likely don't have a great deal as I don't allow anyone to go under contract without hard money.Have you even talked to a few investors to float the idea of what you'd like to do in the event you find something?   

LLC loans are considered commercial and have rates that are higher, generally fixed for a few years & then float, and have shorter amortization period (max 20 years).