Commercial loan question.

[Matthew Lindsey]

Hi, Ill start by saying I am a newbie. I just made my first investment in July on a two duplexes. I really enjoy being a landlord so far. I have recently taken the approach of sending letters to owners of multifamily properties to see if they would be interested in selling. I have only sent a few letters and only to a couple properties that I would love to have. Not really expecting to hear anything back because I figured if they wanted to sell they would have it on the market already in todays market. Believe it or not I actually got a call back today. The owner is interested in selling because they are in there 80's and it just might be time. They threw out a price and I didn't say yay or nay but that id like to know more about it first.(seemed like a decent price) 

Here is where the questioning comes in. They have 9 duplexes on 3 individual land parcels. So that is 3 duplexes per parcel of land which means 6 unit on each parcel. That puts it over the 4 unit rule for a residential loan option. I'm afraid since my LLC was just created in May of this year its going to be impossible to get a commercial loan. My LLC owns the 2 duplexes I have free and clear but I doubt that will help in any way. By the way those duplexes are also on 1 parcel also.

-What are my chances of being able to get a commercial loan for this situation? 

-Would the loan have to be 3 individual loans all with separate fees or can it be lumped into 1 loan? Would it be smarter to have 3 individual loans anyways for cash out refinancing later?

-What are some likely terms and interest rates on commercial loans today? If it matters, I'm in GA.

Ill take any tips or pointers that can be given. I just got the call today and I really want to take tomorrow to crunch the numbers but I dont know what the realistic terms and rates would be for a commercial loan. They are supposed to get me the rental numbers soon but gave me a average number to base it off of to start with. But they did mention they might entertain seller financing once I mentioned it could benefit them, but I'm not counting on it. 

Thanks in advance!