Commercial mortgages are really DSCR loans.

Minimum loan size $1,000,000 [bare minimum].

Here are the key details of my situation:Rental Property Details (Note: This was our primary home till 2017):Current Value: $970,000 to $1MPrimary Mortgage Loan Balance: $505,000 (@ 2.6%)Took Home Equity Loan on this house to make down payment for my current primary residence.Home Equity Loan Balance: $123,000Total Loan Balance: $628K (Primary Mortgage + Home Equity Loan)Rental Status: OccupiedPrimary Residence:Purchased in 2022Mortgage Rate: 7.3%Current Loan Balance: $650KMy goal for 2025 is 2 fold: #1.

If so, how many deals/loans do we need to do before I can expect more favorable terms?

It also wouldn't make sense to refi into another Bridge unless he's at the end of his period on the loan!  

Since you'll be owner-occupying, take advantage of low down payment loans like FHA (3.5%), Conventional (5%), VA (0%), or a 203k loan for renovations.

I have looked into hard money loans but they are all for investors.

It would cost me $13,835 to get down to 6%, which would give the best value over the course of the loan.

My exit strategy is to refinance into a Longterm USDA loan, after the Tax Map Key is issued in 10-24months.I plan on farming crops on the land.

Figure and NYFTY are easy automated HELOC programs with super quick closings (I did one for a client that funded in like 72 hours from loan app).