Can You Combine SFH's onto 1 Note to Convert to Value?

[Courtney Rollins]

Hi all

I'm thinking about buying properties from an older investor looking to unload some of his properties in his portfolio Baltimore County.  Low-income housing with very little property value (south of 45k), but the cash flow more than fits my criteria and he is willing to seller finance.  I could do the seller finance and get the cash flow, but I'm trying to see if there is a way to structure the deal to increase the value on paper and pull equity.   Basically, is there a way to combine single family units notes onto one note to make their value be considered the same way a 5 unit or commercial real estate is considered? 

I'm wondering if any of these options are even feasible or make sense:

1. Can I purchase 5 of his single family properties using combo of private money and hard money and put them on one note? Then I stabilize and refi at a community bank or credit union under a commercial portfolio hopefully changing how the property is valued (NOI/Cap vs. market value)...is this even possible or advantageous?
2. Or could I buy them from the seller on one note and later bring in a commercial loan.  
3. Or should I just take advantage of the seller finance oppt and get into deal with very low money down but high interest rate %7.5 over 30 years and gather the cash flow?