Would a Commercial Loan Be Better than Three Conventional Loans?

[Walter Key]

I'm fairly new to the world of commercial lending. Up until this point I've had the same great credit union for 20 years and I've always bought my homes through them. I have 4 properties at the moment, all of which are SFHs (Primary and three rentals). I was considering the pros and cons of going to a commercial lender to wrap those SFH conventional loans into one commercial loan.

Two of the rentals are in one state and the third is in another. I wouldn't think that would make a huge difference but I'm not entirely sure. The two properties in the same state are in a strong rental market and are cash flow positive while the equity continues to build. The third is not in a great spot, is much larger and more expensive then the market supports and is for the most part, cash flow neutral. I'm breaking even. If I was to combine all three, the DTI ratio would not be amazing since I've used 100% financing for all of them. For example, the combined mortgages (PITI) are about $3560/MO. The combined rents are about $4475/MO. That's about 79.5% DTI.

The interest rates on all three are very good (between 3.5%-4.25% on 30 year fixed). I intend to make my next several investments fix and flips as opposed to long term rentals so I don't intend to acquire any new mortgage loans in the near future.

So, my question for those that are smarter than me is simply...what would the pros and cons be of wrapping these three properties into one commercial loan? Would it even be worth the effort? Would they qualify with that DTI?

Thanks in advance friends!