Financing Question & Purchasing Question for Properties 8 thru 12

[Amit P.]

So I've been purchasing homes for a few years and I have used conventional loans for all.  At this point I have 8 and am about to close on 4 more in another 2 months.  However, because these 4 will put me over the 10, I'll need to find a non-conventional lender.  These 4 are all in Dallas and I happen to have another 2 (from 5 years ago in Houston - this is relevant to my question). 

So now, I have the following options:

1. Purchase 2/4 with conventional financing and then use a commercial lender for the other 2 (all 30 year loans, probably lowest interest rates).

2. Purchase all 4 with commercial lending (30 year loans, medium interest rates)

3. Take 2 Houston properties which have appreciated nearly 50% and use a commercial lender to use equity in them to fund the purchase of all 4 Dallas properties.  For this option, will I have high interest rates?  Will I be able to get 30 year loans?

Which of these options is best?  I like the 30 year loans because then I don't have to worry about them and I get fixed expenses and as rents go up, I make more and more cash flow.

Thanks BP Community!