Getting prequalified for a loan is free (or should be) and usually is a soft credit check. 

My wife is about to go back to school so she will not be contributing income as well as she will be tacking on a lot more debt to her initial student loans.

Think of it this way, your own personal credit is tied to your SSN and you can improve it by utilizing credit whether that is credit cards, loans from a bank, or mortgages. 

Lenders would consider modifications in loans or bridge loans, but this is a case by case scenario.

You can get “blanket loans” but they’ll be higher interest and make it a little harder to sell.

Have you explored any bank statement loan options ? 

I see the House passed the Tax Relief for American Families and Workers Act of 2024, meaning that bonus deprecation may get extended. 

I also serve in the Georgia National Guard so I have access to the VA loan.

I've dabbled in traditional real estate since 2009 and investor RE loan products as well as conduct due diligence for private lenders leveraging their cash.

Talk to a few F&F lenders about % of ownership requirements to be the guarantor, and if there's a % of ownership which REQUIRES you to be a guarantor on the loan. you can avoid this headache by being strategic as to how the loan (and the LLC) is structured while you wait for your scores to improve again.