Low Income- 200-300K Cash, How do I maximize my position

[Mike Sanford]

For the last four years, my wife and I have had slow, live in flips as our primary source of income, holding for long enough to avoid capital gains tax. I have 18 years construction experience and do most of the work myself.

We're nearly finished with our current project in Tucson and would like to move on to the Santa Fe, NM, area.

We have about $50K remaining on a private line of credit secured by the current project.

When we sell in Tucson we will likely have between $200-300k cash.  

We have family members with $150-200K income and no cash who are interested in partnering on deals.

Our goal is to branch out into rentals, and to speed up our flips, no longer living in them.  In a perfect world, we'd buy a multi-family to house hack, and a rehab project.  If I had my way, I'd line something up in Santa Fe now, for a smooth transition.  

I've never had a conventional mortgage, but I doubt we could get one.  Could we get one in partnership with family members?  Would it be easier to try for a commercial loan on something with more units?  A down on something with 5 or more units would eat into our flipping funds. Is there another strategy I'm not thinking of that would be more profitable?

Thanks for your help.