I've yet to dive in on commercial, however I'm stating now my goal is to own a commercial property in the  next 5 years.I've got a couple banks lined up that should work with me once I reach 4 traditionally financed residential properties and would continue to loan indefinitely as long as the deal makes sense.Trying to get creative at the moment to make my equity work for me - have probably focused too much on debt paydown and with cheap money for now need to get focused on acquisition mode -- believe there are still some opportunities for single family in the $120-160k range here.  

There are tons of methods out there than the traditional methods you are currently utilizing if you are up for it.

In addition it traditional takes just as much time and effort on my part to purchase, quote, rehab, resell, close a house that should net 15K or 25K.

I want to buy and hold mostly fixer uppers but not do the traditional renters but more of renting to buy for individuals who cant currently qualify for a loan but dreamed of being a home owner.

@Jerome Harrod IIJerome you going to find it not impossible to find a boutique broker that will allow you to do personal deals that are not traditional listing deals.

@Kathryn Dillon I assumed you work for a traditional third-party PM company.

I'm a Real Estate Investing Entrepreneur that buys houses for cash using a variety of non-traditional strategies.

Then you could get in, add value and make your money there until you're in a better position to close traditionally or in a more attractive creative manner.

Today, I use both the traditional spreadsheet method paralleled with Personal Captial.These are the three things I try to track on regular basis in my life. 1) Networth 2) Life Goals : Business, Family, Personal etc.3) Weight / Fat % content 

If he is going to rehab and refinance I would give less favorable terms because that is going to take him longer in most cases than a traditional rehabwhat is the experience level of the borrower?