You want a conventional (freddy/fannie) loan if you can get one.  

I have seen in the past where places that have exceed the 30% rules have lost fha and va funding requiring conventional or cash funding.

Those loans are not difficult to obtain, in fact, I would say that they are easier to get comparing to conventional financing.

But as far as I know none of the terms on the other options will be as good as the "conventional" loan you could get from a big bank.Here are some options: Hard money: think expensivePrivate money: friends and family alsoPortfolio loans from small regional banksCommercial loans from banksSave up and pay cashMight even use a credit card on a $5000 houseCollateralize something that you own

If you are going to move into another house can you just buy it as a personal and only put 5% down as conventional loan. 

is there a way to get around the 10 loan limit for conventional loans?  

IRS says it's inventory, in a business activity, not a long term investment.....subject to ordinary income tax, including both sides of SS/Med (15.3%).

The seller of the new home simply waits for the other property to be sold to collect the amounts due them.These are conventional approaches to bridging funds from one property to another, not a screwy thing to do.

If you'll email me I'll send ya a list of our inventory.

Congratulation on your decision to "step out", after being in conventional real estate for so long, it is a big decision to want to be more productive, earn more, and build a portfolio of profitable properties as a real estate investor.It is difficult however for agents/brokers to change hats, to forget the old ways of doing the conventional real estate business and to get educated on the creative ways to control and roll real estate.I commend your decision to do so.One Broker to another, if you need some suggestions, just give me a call.Good luck.