Required good credit, adequate reserves, full doc commercial loan with a personal guarantee.  

There are DSCR lenders will allow only a single 20 or 25% owner of an LLC to sign a Personal Guarantee (other owners are not on the loan, or liable for the loan).

VA Loan: Can you get a VA loan for commercial property?

So it does appear to be possible to get an FHA 203k loan for a 5-unit & convert to a 4-unit.When possible, aim for the Limited (aka Streamline) 203k loan, as it's less complex, not required to get an FHA consultant, etc.Of course, this is based of the two following important assumptions:1)  zoning allows for this2)  and obviously I owner occupy for at least 12 months3)  the total purchase price + renovations are within the FHA loan limits specific to my areaWhat I'm confused about is the timeline or chronological order of the process? 

I am going to be lending to an investor on a single family home. 

The interest rate on a HELOC or Heloan may be better than the personal loan. 

I was thinking a bridge loan might be an option , and then refi it later and pay back the bridge loan,  but I'm waiting for lenders to reach back out and run some numbers.

The loan is non recourse, so I have no personal liability.  

To my knowledge, guests also have trip insurance. 

At that time, few realized that you can buy and sell loans, so the software didn't exist.