Financing strategies for properties with 4-20 units

[Joseph Weisenbloom]

What are you guys using as a financing strategy for multifamily properties just above the conventional mortgage threshold (4-20 units). It seems like properties that are large enough to be above 4 units but small enough to be under 20 units have less demand because of the difficulty in financing them. On the flip side if they are financed it may not be profitable because the property is too small to support the loan terms. Definitely a gray area here.

A few ideas come to mind:

Commercial loans

Portfolio loans

Private loans from local banks.

School me on non conventional financing. What are the typical terms?