Commercial loan on 4 unit?

[Pat Jackson]

Can one get a commercial loan on a 4 unit/4 plex? I don’t think you can, however I saw some 4 units on loopnet so it got me wondering. If not, can you take a hodpodge of 1-4 units, group them together, and then get a commercial loan? I know this works with a portfolio, however I’m under the impression a commercial loan will have better terms than a portfolio. Seems like it might be a neat way to BRRRR, buy distressed properties, get them performing, then lump them together on a cash out commercial loan. Impossible?

[Chris Mason]

Originally posted by @Pat Jackson:

Can one get a commercial loan on a 4 unit/4 plex? I don’t think you can, however I saw some 4 units on loopnet so it got me wondering.

If not, can you take a hodpodge of 1-4 units, group them together, and then get a commercial loan? I know this works with a portfolio, however I’m under the impression a commercial loan will have better terms than a portfolio.

Seems like it might be a neat way to BRRRR, buy distressed properties, get them performing, then lump them together on a cash out commercial loan. Impossible?

 If you prefer a slower closing, higher rates, ARMs, higher fees, etc, then yes you can take out a commercial loan on a residential 1-4 unit rental property. 

Commercial appraisals are based more on current rents than current comps, and commercial appraisals/underwriters generally ignore all forms of projected rents in favor of current actual rents. 

The big upside of commercial v residential is that your personal finances aren't emphasized as much as they are for residential.