Investment options in Houston

[Ben Volkman]

I need some BP knowledge bombs dropped on me here!

If I have 50k to invest in multifamily, then the options are: 

1) 25-30% down on a commercial loan so I'm pretty much maxed out at 150-200k as a total price for anything 5 units and over.

2) 3.5% down on a FHA owner occupied house hack of 4 units. 4-plex FHA loan limit is 636k in Harris county which is plenty for many of the 4 plexes out there. Looks like they are running 80-125k per unit.

3) conventional 20% down for 4 unit which again limits me to about 250k total price

Are there any other options I am missing as far as financing?     I would love to get into a 8-10 unit place but that may have to be down the road based on the above options.