Quick service, education, well designed website, access to account executives, etc. whatever you find important. 

If the owner doesn't care enough to find keys and grant access, you might do your best to estimate rehab costs and explain that when you make an offer (assuming a low offer).

I know this would need to be a commercial real estate loan but wasn't sure how easy that would be.

You’ll form an llc and then you’ll find out 99 percent of all banks won’t lend to you unless you’re doing commercial properties or financing.

@Ben Miculob, should have no effect on property tax, but you will probably have to get a commercial policy on the property which could indeed be more.

Now I am looking into the Northern Kentucky Market for rental properties in a buy-and hold multi-family approach (but still under 4 units per building so as to avoid commercial loans).I have found a few properties I am interested in that cash flow well and I have found a real estate agent and property manager I am comfortable with. 

The property can be residential or commercial.

There is a long winding driveway that leads to the garages in the rear with stairs that go up to the living level and actual FRONT door.The issue is that there is parking next to the house and direct access to the BACK door without using stairs which is what most people have done/will do.

Usually you'll be in a commercial loan 5 year fixed rate then adjustable after that. 15 year term normally, some will do 20. 

I owe 86,000 on my home which is valued around $175,000 and i co own a commercial rental we owe $68,000 on and it is valued around $150,000.