It is as rare as hens teeth and even if you found a deal like this it would be dangerous

But I've helped do lots of paperwork and field visits with our electricians, electrical inspectors, and utilities...which means I know just enough to be dangerous! 

Commercial real estate is defined as any real property not residential, and any residential property of 5 or more units.Residential investment properties (1-4 unit NOT owner occupied) a few of the 39 states that do not require licensing for commercial loan brokering do require licensing for non owner occupied residential, Oregon being one of them.The distinction between mortgage “originator” and “mortgage broker” is primarily made at the Federal level in regards to compliance with the SAFE act.

I’m assuming most investors won’t maintain this distinction and will instead commingle personal and business funds or misuse business assets as personal assets, rendering the LLC useless.

I do not believe having your license gives you a distinct advantage over anyone else.  

If you are going it alone without the knowledge that is very dangerous.

The house went from something dangerous and ugly to the nicest house on the block hands down.

The valuation and market value of a multi family property differs from a single family and you want someone that understands the distinctions if you go that route.

I know that San Bernardino is a pretty dangerous area.

Texas is an enormous place with a number of distinct markets.