I understand that the question was about a conventional loan, however, ultimately I percieve that he wants to just be able to buy property, and can do so using a commerical loan.   

Case in point- my first mentor was a 70+ year old broker/investor….I literally found an ad in the Washington Post advertising his Commerical real estate consulting services for $60/hour.

It would have to be "commerical property" where you can take advantage of a cost segregation study.

@Reid Beckers - checkout Commerical loans.

In the commerical world, owners often pay the full leasing fee of a 3 or 5 year cotnract upfront.In the small residential world, many owners have little to no clue what they are doing when they select a Property Managment Company.