Getting a loan to payoff another loan with a lower interest rate doesn't make any sense. we do private lending and can get double digits returns consistently.

Private investors want to invest in deals they believe will be profitable.

Unless you're working with Private Money that is going to carry the risk of your lack of experience, banks want to see experience, Net Worth and liquidity after close to consider the terms.I started with single family, four plexes, and remodel flips for a lot of years before getting into larger deals. 

We managed to bring the property down in price, overcome objections, and navigate the eviction battle, and in the end, it paid off.The key takeaway here is that if you’re a true cash buyer who can work with private lenders, you can survive long, drawn-out processes like this.

They did have the equipment to do this, as the old park manager (from the old private owner) is on our tenants board, and he knew the system.

As noted, if your options are Reg D, private offering vs fully registered public offering, even if you are talking Pink Sheet (OTC) stocks, you have public filing costs, annual audit requirements, and likely more on-going expenses that have to be covered by the property(s) owned by the offering.  

Big cities tend to have more regulations, more crime, more leftist-leaning policies that hurt investors and private property rights, etc.

Feel free to send me a private message if you need assistance finishing a project or want to start a new project in Cape Coral or Lehigh Acres

(can private message if that's better, if you're willing to share).

Meet with a local banker & schedule a time to talk with a mortgage broker, they'll give you at least a baseline of what kind of down payment options and rates are out there.After that, if you're still wanting to research more creative options, do some looking into seller financing (a very hot topic with good, and bad, advice out there), look into private lenders, and commercial financing options.If you're wanting to live in 1/4 of your quadplex, then conventional residential loans may in fact be your best option as you can purchase that with a fannie/freddy loan with very low down, and use up to 75% of the income from the property toward your own income.