You're a cupcake, and if you keep barking up this tree you'll get the wrong dog. 

.- **Commercial Loans**: These are more suitable for larger multifamily properties like yours.

This family of three finds that they never hear back from the larger rental agencies even after paying for an application.

Go after redemptions - focus on the larger value properties and hope for redemption.  

We're looking for either a duplex (larger lot preferred) or a SFH (3B2B preferred), aiming for a rehab budget of under $50K.

You may be able to capitalize on this if your area has experienced similar growth.Simplification: Selling would allow you to focus on your new single-family investment properties and potentially expand in those markets.Capital for other investments: The proceeds from selling could be used to fund other potentially higher-yielding investments, especially if you use a 1031 exchange.Small town limitations: Depending on the specific town, there may be limited growth potential compared to larger markets or more popular tourist destinations.Given the stable cash flow, low remaining debt, and your established experience with the property, keeping the fourplex seems like a solid option, especially if it's in a location with STR potential.

I do these project, but I am going to PM you the contact info for an A/E with a lender that does larger investment projects like this.

Curious to get some tips from folks that have a larger portfolio (say 50+ units or larger) across multiple MF buildings (so different acquisition dates, financing, etc.) and what software you use?

The larger your portfolio that more useless personal savings become.

Asking for and evaluating T12 is much more relevant to larger MFR with management than M&P operations.