We financed the purchase using a combination of cash and a hard money loan.

And lets say you then rehab it only to find out there is bad title and you make a title claim.. if there is no loan on it your only going to get 50k from title insurance and you will lose the 50k you paid for the assignment and any money you put into rehab. 

I have leveraged VA loans, not for this case though. 

 - Fannie/Freddie (f/f) residential conventional loan is the cheapest money available.  

I have found some information that might be helpful John.There are government backed programs like Fannie Mae Homestyle Renovation Loan and Freddie Mac Home Possible Renovation Loan, in addition to the FHA 203k loan. 

You can probably just go ahead and live in that 5th unit, but I believe whenever you go to refinance it with a bank or what not, the 5th unit will make it require a commercial loan and not residential regardless of what the county records show the property to be. 

somewhere in the price range of 50k-100k, because thats  what I can put a 25% down payment on.It sucks not being able to take advantage of an FHA loan for my first home purchase, but I don’t see myself moving soon because my entire family lives in LA. 

(Insurance, Loans, Zoning, STR, ADU's, ??

Did a DSCR loan after 6 months to pull the bulk of the cash back out.

Are they free & clear or have loans on them?