This is production.When you buy personal housing, you're helping your own situation and you might benefit from appreciation, but this is fundamentally an act of consumption, not production. 

Individuals looking for returns on their personal assets (with or without real estate background) and institutional hard money that a broker loans for an investor or a pool.The latter usually have predetermined products which the loan must conform to (i.e. 65% LTV of the lesser of purchase or appraised value) and are brokered through mortgage lenders to conform to securities regulations.You should be looking for a smaller private lender for your situation.  

The cutoff between calling a 5 unit+ building "commercial" as to distinguish it from a 1-4 unit is an arbitrary distinction and has no place in evaluating the investment for your own purposes.

Well, talk about new posters to BP, highest post is 59 among all the posters.Is "Outsource" some product or plan?

I would be to talk investments and would like to learn more about your video production. 

And, what is fair percentage for marketing a luxury product? 

And, what is fair percentage for marketing a luxury product? 

Work with a mortgage broker who has access to various loan products from various companies.When it comes to investment properties, 1st mortgages are going to loan up to 65%-75% LTV. 

instead of 7k rehabs they spend 40 to 70k plus.. really nice product.

Not all blanket loan products  allow you to sell the properties out of the portfolio, so make sure you ask the question if your strategy is to sell the properties in the next couple of years.