I've been told I can get rehab budget (basically hard money terms) but I'll struggle to get commercial financing given the number of units and valuation.

I’d love to hear who you’ve used in similar situations, or what sort of rates and terms could be expected.

This could be a tricky transaction with terms and liens in the property.

I feel that I am analyzing deals well in terms of price, downpayment, rents, cashflow, etc...

if you have a long-term tenant, the first question is, how long have they lived in the unit?

If you are trying to build long-term wealth, you may be more focused on appreciation.

Much less transactional, but more lucrative and fun long term 

This affords the opportunity for a homeowner to sell the property if it is not under water for market value and pay off the loan before they are foreclosed upon, or more commonly, short sale the property with the bank's approval. 

This was more about me being able to use residential eligibility for a long term hold rather than pay rent each month.

Only one Kimberley Smith (note the spelling) licensed in NC, so I probably have the right one. "30-40 deals per month" would put you in the category of higher "closings" ("transactions" may be a better term) than any other broker in the triangle, so I suspect quite a bit of embellishment.