I try reading the governments rules but was confusing

You're going to be dropping serious money into this thing even at 0 down and will be at the mercy of government bureaucrats, a thought that would keep me awake at night. 

I'm with the Government too. 

On one hand I have called and and inquired directly with the particular states governing body and been told that no license is required for these type of loans.

But even in CA where it is a more stringent in their laws, there is no such law, unless you have a different structure, such as cost plus contract or time and material contract. but you have to specify it on the contract that the contractor will provide all receipts and labor times, we have this on government change orders where we only get 15% of whatever we spent, but we have to give them all receipts and time in/out logs before we see a dime, for residential project contracts the chances are very slim to none.

My first rental property's loan is guaranteed by the federal government (VA).

Taking advantage of government programs is something that BP may not have touched on enough since they are likely very local in nature. 

The debt is forever removed from the obligations of the borrower and it is a federal crime to make ANY attempt to collect on that debt.  

Another downside is you loose on the advantages, of the Federal Tax Code, by not closing in the name of a LLC.

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