@Tyler, when individually appropriate, for investors who have a need for immediate cash, we've also refinanced the property modestly (20-30% LTV) to provide mom/dad with the cash to bridge the two-year gap. 

For tough deals, we have go-to lenders and bridge lenders, and we have agents who know what we need and fight for us.

Are you planning on it being a super quick flip and don't want to pay the rates on a bridge loan?

I do have a Commercial Fix and Flip Program that will provide cash for the acquisition and to Rehab the property.Once it's stabilize we can secure Permanent Financing and take out the bridge loan.Multifamily has, by far, the most interest in CRE Financing world, if it's a good enough deal we can get you the financing but I refuse to make bogus promises about what is and is not possible.If you DO NOT have the cash to put down on the property there a few creative financing avenues which may be possible if you have a motivated seller that is willing to work with you on terms.The 68% occupied property would be most fit for creative financing because there is clearly something going on there with the current owner.You can look at a master lease with an option to buy or doing a wrap combined with a seller second... the only thing is that the seller is highly unlikely to accept those scenarios.Now... there is one "highly unlikely to happen" scenario where you could technically get 100% financing but, again, the seller would have to be out of his mind to say yes.It entails a Hard Money FIRST MORTGAGE of less than 50% of the "Quick Sale" value as determine by a BPO... this would serve as your down payment.

(I had to read up on what the hell a bridge loan was)I guess to start out, anything I should be immediately aware of that's different with a 5-unit commercial as oppose to duplexes?

It's a bridge that creates opportunities to get creative or to make cash offers on RE.

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If you truly need to refinance, you may want to look into a bridge cash out loan and have the permit cost as the budget + any other rehab you still may need to do to get this fully permitted.

@Matthew BruzekWhat state is this in, there are also departing home programs which are bridge loans that will work with you and be short term financing to buy a home while you sell your other