I suspect we may have to sell off the single family portion of the portfolio to generate capital to pay down and restructure some of the MF loans so that we have enough cash flow to keep them afloat.

A lease should probably to be restructured to address this issue as well as anything else iffy. 

There are 3 types of lenders in this market: The lender that's still open, the lender that's restructuring (good luck closing on time), and the lender that is completely out of business...

Maybe you could consider restructuring the rent, lowering to 525 and not paying for the trash.

If I could do that until 20% is paid off where I can refinance, I could get the PMI removed / restructure the debt to be cash flowing in theory, right?

Several trends are occurring as a result of the economic restructuring and impact of technology on virtually every type of business.

I found it through a local commercial Broker and negotiated with the Seller, Capital Commercial in Austin, to restructure and stay in the deal while pulling money out via syndication.

Triple net locations if you buy right are easily re-rentable again in case of default.The buildings that are hard to rent are ones that if that tenant left the place would need to be restructured at a high cost to work again.Think Sonic drive thru where the car pulls up,etc.The other benefit of triple net is you can put less down because the lender sees less risk for a corporate rated tenant with strong financials.You can drive more yield with multifamily BUT you will work very hard to get it.In your case I would look at triple net.If you buy rentals and put the wrong manager in then it becomes YOUR problem.Your wife won't be happy and the INVESTMENT will become a core distraction from your main money earner.You asked for our opinions and this is just mine.

I own several residential multi families and I will soon have to get more properties through commercial lending, what's the best advice in how to restructure residential properties for example under an LLC altogether to get non commercial lending? 

I'd love to get a handle on this.Anyone have a CPA that can help me restructure the business so I can start to save more?