I've been told I can get rehab budget (basically hard money terms) but I'll struggle to get commercial financing given the number of units and valuation.

That said, if you're open to townhomes, there are some decent places out there in your budget. 

Now the regular pages are just the same words I hear on podcast.When I started my one and only SFH I spent 1/2 year longer renovating than I planned almost doubled the budget, moved a family of four and a dog into a 700 sq ft home, slept in laundry room had no a/c(I work in extreme heat) almost got a divorce, lost 600/month for g months longer than I planned, had cops called when I found perfect tenant three times in two weeks had “maintenance calls” three times in in a month.

I bought my first duplex in unlivable condition for $45K cash on the barrelhead, spent three years of my spare time making the upstairs a nice apartment and the downstairs liveable on a shoestring budget.

Being that I own it outright, and only need $125k (budgeting for unknowns), not many hard money lenders have been overly interested.

Or determine where and how you want to get involved, raise some capital by selling or using your current properties as assets and get involved that way with or without partners depending on your budget and goals.

Should still have about $175k in capital on hand after adding what we will personally save from our budget during this time frame also. 

Get rid of debt, build a budget, and save.

Compass was doing this for a bit, but have downscaled their investment budget.  

A rehab having a structure to work with and having to build new structure will change the budget drastically .