Account Closed is correct buyers or loan officers/banking institutions will typically order/pay for the environmental reporting due to it being a tool for them should their be any liability or issues with the property. 

However the particular properties we are looking to start with are under 50k and neither banks or investors want to deal with them.

@AJ Dhillon I’m not as familiar with Canada but in the states I can get financing with local banks either through their commercial division or a portfolio loan that they don’t plan to sell off even without a w-2 job.

I've read a bit about notes being due by banks because of breaking the due-on-sale clause.

SBA does not lend directly they only lend through approved banks and for real estate purchases SBA requires the loan to be provided only where the building will be at least 51% occupied by the "business" getting the loan.  

I don't have consumer debt of any kind and enjoy doing tasks myself, saving $90k per year. 

@Oscar Beteta I would tend to agree but there are quite a few commercial banks that will also consider recent sales and the income for evaluating the appraised value.

I worry a bit though that it will be tight, and that I’m banking on appreciation a bit.  

We bought it with conventional financing and immediately transferred it into an LLC we setup with its own business bank account and such.

You don't need to involve the bank (if you do, it will kill the deal) but you do need a purchase and sale agreement with your in-laws & to do the transaction through escrow and use a title report.