I would hold at least one year and rent out as short term rental,might ending up keeping for 2 years

The technical term is Sound Transmission Class. 

I am looking to see if there are ways to get creative with downpayment on commercial loans.

Fannie/Freddie (Conventional) loans aren't just about rate and transfer taxes. 

Quote from @Jaikevis Reams: In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do? 

I’ve been a real estate investor since 2015, owning and managing multiple multifamily properties and running a short-term rental business in Cape Cod, the Lakes Region of NH, and the Berkshires.

Also how many should I aim to work with in terms of:- How many brokers- How many wholesalers- And in terms of DTS , how many cold calls a dayThanks againWholesalers are all over FB so try joining any "off market" type property groups.

The most successful loans are those that do not procrastinate and get the appraisers In ASAP so you can get over any unexpected bump in the underwriting process.

Columbus is a strong option where you can find properties with favorable rent-to-price ratios for cash flow, while also benefiting from business expansion and population growth that drive long-term appreciation. 

I have had a long term interest in purchasing an investment property and I'm looking to be smarter about this.