My question is this; should we go for a conventional loan for a 2-4 unit and try for a regular pre-approval or go to the commercial side for a 5+ unit and if we choose to do the latter should we run numbers on a few properties before looking for a loan?

I have not worked with them personally but they have a very good reputation.

But if the basic listing data is so skewed, how do you even choose which ones to look at?  

Like Manchester and Nashua please choose neighborhoods carefully, generally the farther North the better in my opinion.  

Choose a property that needs work, but minor work.  

If you make it interesting to them, they might choose to get an income stream instead of cash up front.

So I will be able to sell the place earlier or I will increase my cap rent if they would choose to stay, this will be ok with me as well.

Okay Steve, I will tell you my answer to mitigate acrimony but I choose to withhold specific details and documentation until later because the purpose of this dialogue is to invite open discussion for creativity regarding a common scenario.

I mean the house is in need of at least 40k in repairs and if the bank would choose to put it on the market, they be getting the same amount I would think max for the home by the time they even put it on the market.

Goldberg has a pretty good reputation.