What are my options with this sort of HML?

[Eddie Starr]

Hi, BP community.

Here is my scenario, and I'm looking at what options I may have, to use this option. The basics are, as follows:

• The lender will lend on any type of real estate, that isn't land, notes, or construction/development projects.
• They will lend up to 60% of the LTV on SFH, or 55% LTV on any commercial (MFH, retail, etc).
• Price between $100K - $3M. Can go over, but is case by case, and $3M is the cap to fund within 5 (business) days.
• In order to lend, the title must be clear, and there must be an appraisal that is no longer than 9 months old.

As I'm finding out in my initial research, for commercial, no one has appraisals, or the appraisal are +2 years old. I've got a few ballparks, and commercial appraisals are looking at a minimum of $2k.

I'm considering looking at SFH, and putting a few of those under my belt, so that I can have the extra cash-flow, to be able to afford the appraisals for the higher yielding commercial. But, I'd only be coming to the table with up to 60% of the LTV, so IDK if there's a lot of SFH I could be closing on, or not.

Any innovative strategies I can use, that will allow me to leverage this 60% LTV, that doesn't require any additional out of pocket, other than the costs for appraisals?