Also, keep in mind that the default tax treatment of a multi member LLC is a partnership.

Maybe we run in different circles where different terminology is used, but I can tell you that if you call a loan officer at a bank that does residential financing and say "single-family home", they are not visualizing a 4-unit building in their head.

Inventory, or stock in trade, is specifically excluded from Section 1031 treatment.

When we visualize the outcome of our actions or the lack there of we tend to strike our own match (under our feet).

Sub S is terrible for capital gains treatment and flexibility in passive investing so very few use it to buy and hold.

You have laid out drastically different investment vehicles with different capital requirements, time horizons, risk (both systemic and asymmetric), returns, tax treatments, time requirements, debt availability... ectIt looks like you have a bit of shiny object syndrome. 

Limited partnerships and LLCs typically used for these investments are pass-through entities, meaning the tax treatment flows through to the investor.

Any legal way to use business fund to invest real estate to avoid any tax treatment prior investing?

You didn’t post any numbers but I would want it to be at least 25-30 percent below ARV for purchase price and I would still want to do my own Visual walk through.

I had to fix a few things, put in central air, and termite treatment.