Whiling riding my speed-bike (biking for dollars) around our neighborhood, I came across a good amount of vacant multi-family buildings with absolutely no “for sale” nor any owner information.

Late rent is usually 25-50 bucks

Since it is not my primary highest LTV I could get was 75% and since it is considered multi-family only 70%...I wanted 80%.

I don't think they can claim multi family owner occ.. were you can legally disregard federal fair housing laws.. as it sounds like two separate units they just happen to live next door.however they got in is moot they are in and are in the process of destroying this rental..

-make sure you have your numbers down (when evaluating cash flow and be super conservative) 
-nail down location and figure out if you want to do buy and hold/ flip / etc. multi family vs single family etcGood luck!!!

And if I were to acquire with a commercial loan, would these group of properties be considered a multi family?

I am looking to scale to multi-family as quickly as possible so any multi-family stories are much appreciated. 

I'm a 21 year old college student who has over the past year become very interesting in owning multi-family properties.

 $100 bucks for less than an hour.  

Also if you're not doing a 1031 exchange your mom could partner on a deal with an experienced  commercial/multi family operator.