Conventional mortgage refi into Commercial mortgage

[Timothy Allen]

I have a question here for the BP community.

I'm currently closing on my first two investment properties both duplexes. One needs extensive rehab (Roof, heating systems, rebuilt porches, siding, bathroom remodels), the other is mostly turn key but the vacant unit will get an updated turn over.

Rents on both are way under market value and PM is very confident on getting much more rent out of them.

I am using portfolio loans on both with my original plan on doing somewhat of a Brrrr strategy on the one that needs the work. I'm using HELOC money from my primary for downpayments and for some of the rehab work.

My problem is that the comparable sales in my market that came up on my appraisal dont quite justify a decent cashout refi to pay back my HELOC.

Is there a way once both properties are stabilized, rehabbed with increased rents that I could cash out refi as a package deal into a commercial loan where they use the income to value the property more so then the comparable sales? If not is there another type of loan that would work with what I'm trying to accomplish? say DSCR for example?

Thanks