I have several duplexes that are financed with conventional 30 year Fannie/Freddie investment loans, but I have reached my limit (10). I am wondering how to proceed to acquire more properties. When I talk to my local bank, the options appear to be only a commercial loan with relatively high interest (currently 8.5-10%), 75% LTV max and maximum amortization of 20 years. When factoring in the rate and term, almost every single deal I look at is a looser due to debt service (unless the LTV is something like 50%). I believe the primary issue is the 20 year term on a typical commercial loan.

My current focus is on buying and hold duplex properties, and around me that put the total acquisition costs around $200-250k, with total monthly rents being 1.0-1.3% of the purchase price.  I have also looked into small apartments 4-10 units, but found they have an even harder time to cash flow with current rates.  

While I understand that current CAP rates have not necessarily adjusted to the new interest rates, which might be some of the issues. I am wondering how others have continued to finance purchases beyond the 10 Fannie/Freddie loans (that have very nice rates and 30 year terms).