I believe United FCU is best. 20% down, usually a 10yr term (they offer a longer term though), and an interest rate that's pretty close to the current average for conventional loans. 

You have to put more money down and pay a higher interest rate and is limited to only 2% IPC.

The rates will be lower and will allow you to maximize profits.

Also, she's my elementary school teacher and I know her well and I'm the agent. 

Across the remaining portfolio, I have a really good amount of equity which I can tap into based on opportunities but need to finish cleaning up my personal debt prior to going that route to get best rates etc.

This could cost around $500 to $1,500 per unit, depending on the size and complexity of the project.Certifications: There may be additional costs for certifications (such as HERS ratings) or third-party testing to verify the energy efficiency of each unit.For a 90-unit project, you could be looking at costs in the range of:$45,000 to $135,000 for energy modeling and certification (depending on the cost per unit).For a 112-unit project, the costs would likely be:$56,000 to $168,000 for similar services.Tax Credit Calculation:If you meet the energy standards, you can claim up to $2,000 per unit.

I financed this property using down payment funds from 403B and a local commercial bank. 15% down from personal funds. 85% down from community commercial bank. 3yr balloon, 20yr amortization, 7% interest rate.

Promises near 30% ROIs in RADD and above market rates for REIT?

I already have 2 loans on the property with great interest rates that I'm not looking to replace.

As far as your next property, if you are already considering moving you will get better loan options + interest rates if you decide to live in the next property and rent out your current house.