If you never registered/filed the business entity, then you don't have a Federal EIN (we are staying just on Federal here) under which to make a filing. 

Fannie and Freddie have awesome multifamily programs , but those are generally reserved for loans $1mm or higher (not purchase price, but loan amount). 

Even though you can use other people's money to purchase and rehab, it seems like you'd need a certain level of cushion for unexpected repairs, vacancies, or emergencies that might come up before the property has had enough time to build up its own cash reserves for such things. 

Vacany is usually used as a reserve so when one tenant leaves it gives you a cushion until you get a new tenant in especially with single family.

What’s your cash reserves?

@Michael Vu take the deal numbers, get the price for repairing everything correctly and run the numbers with having to fix/replace it all in the first two years because if you don't have the reserves, they will all fail in the first two years.

If you have a good reserves and can handle the turnover then increase the rent I just say you give him 60 days.

I remember the first one I bought online, it was a very rickety website where I just kept incrementing the bid until I met the "unpublished" reserve.

Those are federal regulations, not "rules" that a lender can bend.

@John Underwood interesting viewpoint as there are Ebs and flows in the market and that’s why capx and having reserves is important for situations like this.Just curious, what do you do if the tenant doesn’t pay their portion of section 8?