He ended up  took the owner of the home, his construction company, my 12 yr old sister and my father along with my dad's self employed business to court .

I probably would quality for being a trade or business with the amount of hours I put in remodeling and such but since I don't have logs for the past 4 years (since I've had my rentals for much longer), it would be at least 3 to 4 more years before I'd qualify for that.

Or brokerage firms where brokers are investors themselves or have an investment arm of the business?

Dav,There are fix and flip loans available on 5+ units, but, the products are more niche than 1-4 unit residential.

We're in Myrtle - 3 day minimum works for us in busy season, 2 day out of.it does deter some partiers but it will impact some bookings, we take that vs our houses getting trashed every weekend 

I currently have 4  properties and looking to expand my business.

So when I first started I put everything in my personal name because it was, and currently because I still self manage I let tenants know I am the sole owner and I manage everything like a business.

If you hire someone to manage the business, then its manager managed.

When I talk to new investors, the first question I always ask is "Are you just looking for the investment benefits of real estate (cash flow, appreciation, tax benefits) or are you looking to build a side hustle business around real estate investing?"

There is no personal loan for non owner.Loans are organized like this for non owners:1-4 can be a conventional or government backed or DSCR or bank statement loan- lots of variety in products.