I’ve received some not so good rates from the bank.

It is not in very good shape, but is also not attached to the property in any way shape or form.

I know that for CoC the bank financing option is the better route but I'm wondering if there are other factors I should be considering when deciding which way to go.What would you do in this situation and why?

Attached are my actual numbers- All on 30 Yr fixed ~< 5% rates(all in NorCal market).

Along with that attach a property record showing you are the new owner. 

I attached pictures of the garage and the home below.

I have $100k private loan for the renovation that has no strings attached.

The property that I'm looking to finance will increase in value and taking in consideration of rent profit, I will re-fi out in 7yrs into a fixed 20yr commercial loan (with my small local relationship bank) and I will hold the property and pay off the note! 

My question is do I need to have a separate bank account for my LLC in New Jersey? 

As I've mentioned in a prior post, I've become unemployed in my industry of 17 years (banking - mostly in marketing analytics, market strategy and operations strategy - analyzing where to place new and close offices, etc based on market potential), and am considering a career change to maximize my future.