I have recently been told that a property owner can qualify for a conventional loan (which requires the owner to occupy the property) by maintaining an office on the property.

I would skip the formality by going to State Real Estate Board compliance filing.

As a market matures a real estate investor likes to become patient and choosy - two characteristics that may not be compatible with a board of directors of a  publically traded company.

@Caleb Childs - First, make sure you qualify for the loan. 

But they continue to have to get board approval every time I want to do a deal now. 

(we have a copy of a zoning board decision from the early 1980s confirming that).So... what would you do?

They will require you have some skin in the game.If you're thinking, OK, me and the seller will sort it out after closing, don't do it.  

I presently has a payment plan / tax lien with the IRS, could I even qualify for a mortgage or financing?

Would you suggest I try to qualify for financing while still married, (obviously I would agree and sign whatever that husband would not be responsible), or do you suggest that I wait until afterwards to avoid any legal/financial complications or wait and find a way to use OPM?

A new LLC has no financial history, and so won't qualify for a loan on its own.It is possible to get a true non-recourse business loan.