Alternatively you could use a 1031 exchange and put all that equity into one large cash flowing multi-family commercial property with property management. 

I came across a commercial property listed for 500k.

I can help a lot I do this in Columbus Ohio and Miami Florida but as a service for now not purchasing them. if you are going to do larger deals look for the largest gap in entitlements, density, and asset value as a land driver. for example we found a piece of land in Columbus Ohio that was 55k and we just got an appraisal for 1 million based on the rezoning application that we did for mixed use commercial.

When I talk to my local bank, the options appear to be only a commercial loan with relatively high interest (currently 8.5-10%), 75% LTV max and maximum amortization of 20 years. 

I use a smallish local bank (about 30 branches) and have a great relationship with the VP in charge of residential loans and the VP in charge of commercial loans.

It looks more like a commercial exhaust fan than a vent.  

$2.5M 45,000 sq ft.  25% down.  I am the primary investor.  Question:If I take on two investors at 12.5%...can I avoid them having to sign the note and getting vetted?  They are more than qualified, just don't want to...

Investment Info:Large multi-family (5+ units) commercial investment investment in Holyoke.

NOTE; This is skewed as I don’t look at any notes that won’t yield at least 12% at offered pricing, I don’t look at any residential notes, only commercial, and no notes under $500,000 principal balance, so most notes are eliminated before hand. 

A small benefit could be the quads being purchased with traditional residential lending where as the 16 unit would require commercial lending.