I'm getting close to maxing out the (11?) loans that I am allowed on my personal credit. I continue to find single family and TH deals that I want to hold long term. I have an option with a local bank but they want 25...

You would most likely need to go commerical if you want the seller to carry the own payment and bank carry the rest.

Since you are military, the requirements are: lived in it 2 of the last 10 years. https://www.irs.gov/taxtopics/...If so, selling it and investing the money in a commerical property may be more flexible for you and avoid the timeline associated with a 1031 tax exchange while still getting the tax benefits. 

Network Administrator for Commerical Real Estate Tech company, overseeing IT infrastructure and systems throughout the United States.

I got turned down by all the lenders near me on my last purchase and ended up talking to a commerical lender who was happy to work with me. 

I keep reading definitions of Commerical Real Estate that don't implicitly exclude larger multifamily investments. 

It's a commerical space in the front of the property and legal 2 unit coach house in the back.

I do this with Commerical MF.

We use metal In Commerical construction or when we need a specific fire rating for a code use.

@Michael Magno - A portfolio commerical lender is going to be your best bet.