(I know.. vague answer) but it probably depends on so many factors: if they are sf or multiplexes (which have some economy of scale); how much work you are farming out (like are you doing it all or using some mowing and plowing or handyperson); how long you keep tenants; the age and condition of the buildings; the quality and type of tenants; even factors like your health, job (flexible or 9-5 all day 5 days a week); and more... all that said....I have done 10 with not an undue amount of trouble and worked full time with flexible job...And I know I could do more, but my wife looks at me funny if I get too busy working on rentals....

My dilemma is now that I own it I am maxed out with the bank and I don't have the personal finances to fund it. 

Yes, I forgot to mention that your REIA may be able to offer a health care plan.

She mentioned that their health is declining and wanted to cash out some of their properties.

So my dilemma is on the hud statement and the amount they're allocating for the property tax credit. 

Department of public health? 

There is no incentive for you to hire a mold inspector and chances are the mold is not a real health issue.

So the answer is to keep cold-calling lenders ... or ... hunt down 2-3 mortgage brokers and tell them your dilemma.

I have spent a fair amount of time "investigating and researching" aspects of business and real estate the last few years, but do to some health issues, there hasn't been time to execute.

Now my dilemma is this, i can go regular conventional residential loan and pull cash out and get the standard 30 year 4.75 rate and be on the safe side. the downside is i have to wait 6 months for seasoning and also after 4 mortgages, which i plan on aquiring 2 properties per year, it will be hard to find financing( i was planning on having my wife put mortgages under her name once i reach this issue but realize they also use a dti ratio for their lending criteria so it is somewhat a gamble too ).Or i can go with a portfolio lender and get a commercial loan. i wont have to wait for that seasoning period, i build a relationship with a great bank and they are creative with financing so it wont be AS hard to acquire more than 4 properties.