Is it supply and demand, rising housing prices, housing shortage or all the above or something else?  

So I purchased 4 quads but they are zoned commercial instead of residential so I’m having a little tough time wondering if I should do them individually or all together on a commercial loan.

If I were you I would not take anyone's money, there's a good chance you'll lose some or all of it. 

Most or all brrrr leaves cash in the refi.

Payments that you make normally fall into one of 3 buckets100% of the payment can be factored in somewhere on the returnPartial payment can be factored somewhere on the return0% of the payment can be factored in somewhere on the returnHouse-hacking also has considerable tax implications in the event that you want to sell this property.You can potentially defer a portion or all of the gain on the investment property with 1031 exclusion.You can potentially exclude a portion or all of the gain on the personal residence with section 121 exclusion

Any red flags in the application or all green?

Or all needs to be invested in same property?

And if one or all of the elder relatives are incapacitated we should not assume that Lonell is going to take advantage of them by accepting their interest in the property without offering a fair return. 

If you're looking at deals that are more competitive in desirable areas, then you may need to go higher on the EMD with some or all of it being immediately nonrefundable and/or shorter on the due diligence period.

Any or all of these can be a security governed by state/SEC regs.