@Alex Meneses Conventional loans - Fannie, Freddie, FHA, VA, USDA, are for living breathing individuals with a pulse.

Do I buy the 5th house on a conventional loan and then try to refinance them into a commercial loan later or can I do the commercial loan purchase/refinance at the same time?

My concerns are I have business and rental income and no conventional W-2 income. 

@Jeremy Margaritondo - there is no jumbo loan with 2-4 units - those are the limits for conventional loans.There are plenty of good areas, but it depends on your specific needs and wants. 

@Luis Escobar I have 10 Conventional financed SFR's, so you can do more than 4 : ) Shoot me a message and I can intro you to the lender I use.

BTW, this 45 day identification rule is killing me as their is not much inventory for my target property type/area.Any ideas to get around it...

Learn about secured and unsecured lines of credit, hard money - real hard money, not that usurious BS that your "mentors" are charging - conventional loans, and commercial loans.

@Matthew RayLook into the BRRRR strategy here on BiggerPockets, which is essentially what @Caleb Heimsoth is talking about.If you're buying a turnkey property that needs no work, hard money doesn't really have a purpose, although it allows you to place a quick-closing offer that may get you the deal in a competitive market, and then you can refinance right away into a conventional or long-term loan.

Howdy @William HymanThe point has already been made on the likelihood of getting any conventional financing on properties with that low of value. 

My understanding is that with this "delayed financing," you can get the loan inside of the usual 6-month seasoning period that you'd see with a conventional refi.