Unfortunately, the loan size ($300k-$400k) is a bit too small for CMBS or conduit loans, but I was hoping someone would know of other methods to obtain this this kind of product.

@Tony Velez    it is a good question... the reality is there is not a one size fits all... for one investor to tell you it is good or bad for you is absurd...    

Have you considered that maybe the comp sold for a lower price because of its condition, size, or a variety of other reasons/conditions requiring a lower selling price. 

What I am being proposed now is to buy a 30 SFR portfolio in a great rental market and hold it for a year and sell them to 1031 for a Multi family, building credit an income in the process.The idea is that this will give us a higher cash on cash than a mid-sized multi family and thus, higher income to show for in a year when.

Here is a quick primer on the exposures to loss you face running any size apartment complex.  

I'll have to keep your name filed away for when I can no longer use my employer 401K ;)

I am getting ready to, hopefully), buy my first commercial sized apartment building this year.

- what amenities doe your comps have- what floor plans does your comps have (size, number of bedrooms and bathrooms)- do they offer concessions/move in specials- what term leases do they offer (just 12 months, shorter or longer)4.

I am working on similar tasks for my employer.  

@Donna CurtissAlso consider the self-employed solo 401k as you don't need an LLC to gain checkbook control and it is often less costly.