@Kevin PistoleIt seems like your borrower would benefit most from a portfolio loan.

Keeping up with your personal account and one for your company is only more work with no benefit. 

I suppose I could borrow those funds from a family member and then pay them back with the owner-financing proceeds over the next year, but then I lose the benefit of owner-financing (i.e. the interest).Not sure the buyer can wait until my listing agreement expires, as their lease expires in May, a month before my agreement.

If you purchase a property and it has violation or if it is not up to code you will need a licensed General Contractor to pull this permit with the Building department of the municipality.

You need to study your state landlord tenant regulations and ask for a opinion from a legal rep familiar with the codes.

I am trying to protect my private home as well as separate rental income from my personal income to benefit from business tax deductions.  

Talk to your HR/benefits coordinator on 401k loan process.

Add tax benefits, reinvestment opportunities. 

These investment will require some major work, but I have found them to be stellar cash-flowing investments - even better than some of my out-of-state investments, with the added benefit that my tenant base gives me little trouble.

Now, if you are in a very competitive market, I can see the benefit of reaching out to the listing agent directly. but still, as a first time home buyer, you should get an agent.