Can't get a conventional 30 year loan. Should I get an ARM, DSCR, or other option?

[Matt Wells]

I don't qualify for any more conventional loans so now I need to go the commercial route. Does anyone have any advice? Should I go for a 5-year ARM, or DSCR, or try to get a long-term ARM or DSCR loan? Are there any other loan types I should look at? The investment property is a duplex. I paid for it with a LOC and am looking to refinance it into a loan. I put around $260,000 into it and it should appraise for $325,000. I want to get a loan for $260,000 to pay off my line of credit. The property is located in Louisville, KY, and has tenants bringing in $2,300 per month. I intend to hold the property long-term. Please, any advice would help!

[Jay Hurst]

Quote from @Matt Wells:

I don't qualify for any more conventional loans so now I need to go the commercial route. Does anyone have any advice? Should I go for a 5-year ARM, or DSCR, or try to get a long-term ARM or DSCR loan? Are there any other loan types I should look at? The investment property is a duplex. I paid for it with a LOC and am looking to refinance it into a loan. I put around $260,000 into it and it should appraise for $325,000. I want to get a loan for $260,000 to pay off my line of credit. The property is located in Louisville, KY, and has tenants bringing in $2,300 per month. I intend to hold the property long-term. Please, any advice would help!

 @Matt Wells   The first question is WHY can you not qualify for a conventional loan?  Credit? Debt to income? seasoning for value? already have 10 financed properties? something else?