Advice on the best type of Financing for my 4th Mortgage (2nd rental)

[Xavier Y.]

BP Community, I'm trying to decide what's my best financing option for my 4th property. I currently, have 3 properties to my name (all 3 are SFHs): one is my primary in Chicago, one is a rental in Wisconsin, and the third is my 2nd/vacation home in Houston.

I'm looking to purchase my next rental property (SFH) in the Houston area. In your opinion, what would be the best financing for this type of investment? Should I look into commercial loans, portfolio loans, or stick with conventional loans? I have the necessary 20% down, but I would much rather just put 3% (if there even are any type of loans like that out there anymore and not FHA loans for first-time homeowners).

Are there any type of creative financing out there that you may have used/experience with or heard of, that I can apply to this scenario? This property would be a long-term rental, but would consider a 5 or 10-year ARM with option to refinance before the term is up.

I would greatly appreciate any advice or financing option (even if you have a broker/lender that you have worked with or heard of or recommend to help me/guide me through my options)? Thanks in advance!