Hello - My question is for season investors that do business in Westchester County or upstate NY. 

This can he voided with a large company with maintenance but maybe not if they are busy as well.  

Many do not if the property is going to be used as a business (a rental etc).

If he has a business as S Corp or C Corp there should be filings with the state. 

Would we still be able to draft up an operating agreement even if we don't get a loan within a business entity (LLC, trust etc..)

If you have credit card debt from the rehab, you're under the gun to either get it rented, or sell it (and being under the gun usually leads to poor business decisions, like renting to unqualified tenants or forced selling). ...as I always say "the best time to buy a car is when you don't need a car, and the best time to sell a house is when you don't need to sell a house"    ...If renting it is too much of a hassle, and you go to sell it, you may find that it sits on the market for months (because again, sub-$100k properties are usually a very niche thing)...if you have credit card debt from the rehab, and the property isn't renting or selling, that's obviously a bad situation...It's also worth considering how much this property will rent for after the rehab.

If you can't, you'll be out of business and none of the "how to" stuff will matter anyway. 

I wound up taking a loss for 2023 due to a unprofitable part of my Amazon business, and I feel like I am at a crossroads going forward.Currently, I have 400K equity in my home, and 100K in personal/business debt (and that's no one's fault but mine).

That's the nature of the business.

You are not in the landlord business you are in the hospitality business.Hope that helps!