(larger would require fire sprinklers). 

Meet with a local banker & schedule a time to talk with a mortgage broker, they'll give you at least a baseline of what kind of down payment options and rates are out there.After that, if you're still wanting to research more creative options, do some looking into seller financing (a very hot topic with good, and bad, advice out there), look into private lenders, and commercial financing options.If you're wanting to live in 1/4 of your quadplex, then conventional residential loans may in fact be your best option as you can purchase that with a fannie/freddy loan with very low down, and use up to 75% of the income from the property toward your own income. 

It's stopping me from scaling to a much larger portfolio leveraged versus a smaller paid off portfolio.  

Encore, you would need a membership, if you purchase in the new phase (Spectrum ) they automatically come with the amenities (membership) included to your guests, but the HOA and management have other restrictions and all units come furnished with the same packages, so you can't make changes to have it stand out, which is what is really needed hear in Orlando since there is so much competition. 

Most larger windows are an odd (old) size and solid pane and do not open.

Aiming for larger properties on your first deal (100+ units) is definitely very ambitious. 

Option 2: Take a larger portion out of Fund 2 about 30k to buy a duplex that's with in driving distance from the hospital.

If mass deportations were to actually happen, it could slightly ease demand, mainly in larger cities, but probably not enough to change rent rates.

Other option would be to sell one of these homes and buy a single family home on a larger, flatter lot with more potential to build, but then I lose these great mortgages I've got.  

Sometimes larger portfolios for sale will have owner financing terms a seller is willing to accept (always negotiable).