My wife and I own and live in a 3-unit house, purchased in 2015 for $400k with conventional financing and 20% down.

I split my time between Gulf Coast & Miami, yes there is lots of inventory but it depends on your price range. 

The only areas of potential development if you believe in conventional thinking are the CC side of the Leland boom (greater Wilmington) and Tabor City (greater Myrtle Beach). 

I don't have the $500K(20%) to put down for a conventional loan. 

Currently own my home in Hastings now under more conventional and affordable financing. 

When the bust hit there was lots of inventory but banks immediately stopped lending.

Would this loan have to be a commercial loan or should we be able to do a conventional loan? 

Once the deal goes through and I refinance, how do I determine the ARV to ensure it's a good time to refinance with a conventional loan and pay back my hard money lender?

One large area of interest really is trying to figure out the best way to obtain funding without paying too large of fees that the deals no longer become worth it, but at the same time, I feel like if I stick to conventional investment loans, I am putting 25% down, which ties up a large amount of capital, and more than that, I am forced out of all cash offers and short closes which dramatically limits my opportunities, which is not wise.

I would do conventional  but I’m not qualified credit wise.