In that scenario, then it makes sense to house hack, lower your housing expense, gain appreciation, loan paydown, and have your own place. 

I had not agreed to any of these additional charges before the rehab was completed and was surprised when I was sent the final bill. 

I did a pretty conclusive poll of about 14 lenders of all sorts and each and every one wouldn't allow larger loans for operating STRs.

Thank you for your response, My current income is about 75,000 a year, My credit card debt total is approx 40,000.00 which consists of 2 car payments and medical expenses. about 6000.00 of it is money I loaned or I guess gave to family and friends, Not to mention the cash I have loaned or given away, I am going to stop being a leech and start to put my needs first, I will get there eventuality!!!

Conventional loan.

My other option I assume is just to get a construction loan & either purchase the land cash, or lump it into the loan.

Most 5+ unit programs have loan mins starting around 500k. 

It may be worth looking into getting some sort of partner that has greater access to credit or loan ability.

For office buildings, Dallas has a significant amount of distressed office space with ARM loans coming due.

Market is still affordable to get into and cashflow is actually still possible even with high loan to value properties.