I have looked that financing and know that I can also put less down on a non commercial unit.

So far I have stuck with the conventional financing (30 year) of non-commercial properties and have been able to slowly expand by buying roughly 1 property per year...

If you're looking at a 1-4 unit property you'll be using noncommercial financing and the income of the property can be used to qualify as income toward the mortgage as well, but my understanding is they still want to see at least some time (2 years I've heard) of management experience.Many people when getting started partner with someone in some capacity, whether it's signing on the loan to fulfill these requirements or partnering on the deal all together

I also fail to see much difference between doing what is necessary to noticeably raise rent and doing a rehab that simply raises the value of a non-commercial home.  

brandon brilliant IDEA  I hope you were able to do your plan It is all worth it to get your own non commercial applicator  license and do it yourself the treatment cost nothing and these companies charge like crazy because the demand is high with the new epidemic of bed bugs 

I am originally from Alexandria, VA but have come to Ponte Vedra by opportunity with a non commercial sports performance facility.

I am headed in the direction of a multi unit; a four-plex would be great since that is the maximum amount of units you can get a non-commercial loan with (go big or go home) but triplexes and duplexes would work too.

Would there be any specific things that might push an investor to use a commercial policy on a non-commercial property?  

I think you're doing fine, but my personal strategy from a buy and hold perspective is single family over non-commercial multi-family.I think you can do very well with multi - especially when it comes to cash flow.  

For us, generating additional income has been way more enjoyable than living like total peasants to save.