Are you trying to convert it from a 5 unit to a 3 unit so it’s residential instead of commercial?

The complication though for me is whether the land sale would still treated as part of a residence sale, or would the residential link to/nature of the land cease to exist upon demolition. 

Don't give up until you get it.The product you need isn't on the residential lending side, it's commercial.

The complication though for me is whether the land sale would still treated as part of a residence sale, or would the residential link to/nature of the land cease to exist upon demolition.

My wife and I purchased our first property (a C-class fourplex) in 2017 which we house-hacked for three and a half years.  This spring we sold that property to do a 1031 exchange and bought two B-class fourplexes in a...

With a residential loan you can get up to four.

Capex is wildly variable, but I'd go with at least 3.5%, playing off the 27.5-year depreciation rate for residential properties...but that's only AFTER the initial period, over a very, very long period, if you are tightly controlling costs. 10% is more reasonable, and some years, especially early on with delayed maintenance, it'll probably be 100%+. 

@Rikard Lorén refinancing apartments is very different than refinancing a 1-4 residential property.  

Hello,we've been looking to buy our first property in Missoula, MT and use it as principal residential and maybe rent a unit or build and ADU to get some income to help.The inventory seems really low, people are asking too much for what they are selling, and so far realtors don't seem to be positive about the situation.

Price 450,000Cap rate on listing is 13.35%Taxes 15,700Annual Gross rent 81,9008 unit property        4 commercial units (2 restaurants, 1 liquor store, 1 mechanic which uses the garage)        4 residential units (2 units are 1bed/1 bath, other 2 units are 3bed/1bath)The property is right off a main road with the train tracks to the side of it C class neighborhood The property will need renovations, roof was done this yearAll units are rented and have been long time tenants This would have to be a cash deal and was thinking about getting a hard money loan to secure the property and refinance out of it.