Sounds like a HAMP loan. 

I haven't find a lender that is able to refinance a business that is not under a commercial loan so I am thinking maybe a private investor would do.Similar to RE I was thinking on either an Equity Partner or better off a Private Lender that just lends me the money at a certain interest rate for let's say 5 years, with no stake on the company, of course using the business as a collateral.Does this sound like a crazy idea or is it something people do?

@Shaun Hatton this is sound advice!

I'd really like to try the Brrr Strategy, and a HELOC sound like a great way to go about accessing the cash needed for a purchase and refurbishing.  

But beyond that, the financials are sound BP rental property calculator calculates a 32% cash on cash ROI) seem to be very good and even with the 50% rule, the property projects to cash flow more almost 4,000 a month. 

Sounds like I would need to separate church and state (or buying the house and business travel expenses) and shift towards an office write-off with all the other benefits of a multifamily house hack.

@Chad Gallagher this sounds exactly like what I'm looking for.

The info you shared appears to be sound.

It sounds like you're already started and it sounds like your strategy is perfectly fine.

It sounds strange but investment properties foreclose at a higher rate than primary homes.