You should also have been and continually shopping local smaller banks and CU's working with their commercial lender on something that works, if you have some cash saved, a decent job/income, and a good credit score, you should be able to get fix and flip loans fairly easily from a small bank.

Regarding retired applicants, do you still have to keep with the same qualifications?

Its a young husband and wife couple that is just starting off their journey living with each other and saving for a home.

Ideally I'm looking to house-hack a 4-plex and get ~1000/mo cash flow from the other 3 units and just save until I can start snowballing properties.

I feel like getting more units should be the fastest way to expand, but am I better off buying a bunch of SFHs and working my way into apartments or should I save and wait?

set up a meeting and make a proposal ,simplicity and straightforwardness is best and saves time  Good luck 

A lot of companies will send you pre-sorted first class, but if your pure motive is saving money, don't use that route. 

Don't get me wrong.. as soon as it's 100% done I'll list MLS with my realtor (who is great), but just thinking of listing it when it's 85% done, to try and get a private sale (mainly to save on realtor commissions).  

@Joseph Renteria, if you've been regularly saving, and already have say $30k saved in an account, you should probably ask your BANK directly: Do they have a COMMERCIAL Lending Department, whose job it is to look more closely at the "deal" you want to buy, rather than your already-owned assets/income?

I spoke to a credit union and they said 25% down and approx 10% in reserve as a liquid asset (saving or CD).