Best current commercial lending options for small/mid-sized apartments?

[Andrew Bosworth]

I am considering a 12 unit multifamily property in my home market of Harrisburg, PA. 

I am looking for recommendations for best financing options.

The owner is considering financing it, but until they agree, I am planning as if they will not do so.

The local credit union I use, who is very investor friendly, is unable to lend on properties larger than 4 units right now.  Other local lenders I have used recently do not have very favorable terms.  This is limiting my options.

I have never utilized the multifamily lending products offered by Fannie, Freddie, etc., so I would be interested to a) hear other BP members' lender recommendations for this sized property and also b) other members' experiences working with Fannie, Freddie, etc.  

This is a fully stabilized property, with upside in rent in a B+ location.  The loan would be $1M+.