Smaller banks, larger banks, local credit unions.

I’d like to go bigger but for now I’m staying focused on my area which doesn’t have too many properties larger than an occasional 5 unit.

Also if you are doing a larger rehab expect some expense here.

. * Wrap Around MortgageYou could work with your Mom to create a mortgage on the property that is larger than the currently mortgage amount, say $20k.

This could act just like a much larger commercial farm just on a smaller scale. 

But what about those of us who want to buy a four-plex or larger?

Including holding debt on short-term lending, syndications in larger projects or outright owning small multi-family or storage.  

Every time my employees put a $50k to $60k contract on my desk I clam up and shriver because large amounts of money don't impress me and the larger the job the smaller my profit.The average job my company does for homeowners is $5,000 to $12,000 and we do several of those jobs every week.

Things can go wrong with larger projects really fast.Also, I can probably supply you an operating agreement as well if you would like for much cheaper than a lawyer.

I also have more capital to invest than my potential partner, and would be more comfortable investing in a larger property (and thereby more sense to use a property manager, but that's a different story).