{Residential properties predominantly must be bought under your own names to fit conforming loan standards for non-portfolio lenders.}If you are buying together under your own names then you need to decide on the structure of the purchase.

It’s that a legal entity holds Title thus won’t pass muster for a conforming loan.So, you just need to find the appropriate lender.Does that answer your question?

This is barring something like a rotted out support beam underneath which you can jack up to replace.If you're as good as you can get, I've found linoleum plank is pretty conformal and will take a beating.

I just finalized my refi last week at 2.75% for a conforming 30 yr fixed with zero points! 

LLC's can only get commercial financing which is more expensive and with worse terms than the usual conforming residential loans. 

After which you need to refi into some other loan, usually a conforming loan of some sort. 

The properties are in a condo complex that is over 50% occupied by investors, so you can not get a conforming loan on an investment property.

@Andre JerniganI shouldn’t have said FHA, I should have said a conforming 30 year Freddie Mac loan, but I talked to @Tim Swierczek today and he said he could give me at least 20 reasons why A commercial loan is a better product. 

Here are the typical discount point adjustments for a cash out refi 70% LTV conforming loan amount 4plex investment:You can also google "FNMA LLPA" and manually add them up from the PDF you will find. 

Other cities you have to look at the zoning and find your area and what zoning district your in.It sounds like you have a non-conforming use.