You wont necessarily be hindered from getting a mortgage loan, however the debt is looked at in different ways from the different institutional lenders. 

You would most likely still have a hard pull on your credit, it's just that once the loan is open they wont report to credit agencies. another thing to note, is that even though these commercial loans wont show up on your personal credit report, they will be on your tax returns.

At least then you wont have to worry about the roof for another 30 years. if you dont like dealing with major repairs, then sell the property and find a real estate model that doesnt involve active management, such as passively investing in limited partnerships. 

Paying cash wont work forever! 

Hopefully it wont be that bad and can be viewed as a lessons learned that will benefit you in the long run.

The issue is all the banks that i have talked to wont allow this.

This could potentially mean I will buy a problem that wont be solved until the end of 2021.

most 100k houses wont hit that number. 

A BRRRR usually requires extensive renovation, alot of hard money guys wont give you that kind of money unless younare a general contractor, expereinced in Rehabs, or youre partnering with ankther investor who is

Govmit will work at out.. or at the very least Biden will enacted it on the 20th of Jan.. it wont go past that.