It’s better to recognize that they all provide non-conventional loans.

I understand that conventional loans doesn't account for repair needs.  

Getting such loan is actually easier in many cases than conventional financing, I've done it personally, hundreds of my clients did it, and thousands of other BP investors did it. 

However, I can't use either a conventional or rehab loan.

Cash to close is around 47-48k with a 5% conventional to house hack.

I have ALSO heard its not about timing the market rather time IN the market, so this is where a SFH could potentially be "easier" to find.Im constantly in a headspace where I tell myself I have to get really creative to finance a MFH or come in with a 5% conventional loan and fixing a MFH to force appreciation although cash flow may not be there the first year or two.

With your primary residence, however, that will matter with most programs (there are a handful of programs that might work to bleed equity out of a primary residence, but they are more pricey than conventional financing).  

Some conventional programs go up to 50% DTI as well. 

conventional loan How did you add value to the deal?

There is a chance that it will appraise high enough to where I can refi to a conventional without any pmi.