I come today to ask about buying multi-family (non-commercial) in the Worcester area.

Which brings up the question why you are not going all the way in the non-commercial field of purchasing a fourplex?

I know they do investment for non commercial (<4 units) and commercial (5+).You might also consider putting the question out on other local REI groups (Facebook?)

This will be for multi-family homes, non-commercial, and I will eventually be setting up a LLC but for the first few deals I'm just doing it under my name.

Time for a late lunch  Ribillito  or peasant soup.  

It does not serve that purpose in non-commercial real estate (SF to Quads), and you correctly point out that Cap Rate does not equal your rate of return. 

I understand getting better rates with a non commercial loan, But seems like a giant pain the butt, to transfer property, if you don't put the titles in to the LLC at the time of purchase ???     

IMO, the best bang for the buck is a single family or duplex, a good or decent location will have appreciation, it's more marketable, financing options are favorable, rental market is more stable with less vacancy, maintenance is non-commercial, fewer code requirements, less baby setting of tenants is required, rents are not impacted by competitive units as much, quality of tenants can be better......hands down, I'd rather hold 40 SFDs than one egg basket. :)  

You may know this but commercial MF families have been more impacted by the rate increase than non-commercial MF nationally.  

Unlike all the other REI groups, ours is non-commercial and there is NEVER a charge for joining or meeting.