There is a lot of hard work involved in building up assets and cash wealth plus also great credit that can be used to position you to be able to make investments with OPM (other people's money) i,e. banks, and other lenders like private and hard money lenders. 

As well, I have a small new construction condo project and having a really hard time finding funds for it.I did few flips using my own credit and conventional mortgage to finance it but there's certain limitations to these approach as well as rehab cost is not lender's concern.

I don't think the 2% number was ever intended to be applied to multi family either.  

OK I have an investor wanting to JV on a multifamily portfolio (6 houses), he will provide half of the down payment and find a line of credit for me on the other half.

Your credit, experience and liquidity are the determining factors. 

I assume commercial financing would apply for any 4+ unit buildings, which goes off of the building's finances and not my own.I just know I'm sitting on a decent amount of equity and don't have much to show for it in terms of income or growth potential as it sits. 

we are thinking of having my fiance apply for financing with me and one of the brothers as a partner.

I dont know if i should get a line of credit.

This paragraph does not apply to any delay in occupancy caused by cleaning,repairs, or make-ready items.

She works at the local restaurant and will inevitably need to apply for a place again.