Also, plenty of seasoned and successful commercial investors did just that, bought a 6-12 unit, sold then bought a 18-30 unit, sold and bought a 50-80 unit, etc. all of which fall into your 'no man's land' etc.

Very useful advice @Duncan TaylorSince this is definitely not legal advice I would be interested in hearing from other seasoned investors about what they have done.The guru scene is all about layering entities, yet at a recent Meet Up I attended everyone looked at me like I had just salted a light bulb when I asked who does that.

@Ray Agosto I think we all have some sort of system, but I'm interested in what others contribute to this discussion that may be more seasoned than I am. 

The bigger apartments go to hedge funds or seasoned investors, so this niche is overlooked. 

That's an advantage of working for a seasoned broker with in-the-trenches exoerience. 

I have a lengthy Legal Opinion, from my seasoned Legal Team regarding this matter.

It took me a while to find a local bank that would lend a property with out needing a one year seasoning and being pretty new to Real Estate Investing.

I also have my primary home that I just built two years ago but would like to leave that out of the equation.My question is about the best way to acquire the money to start investing.Currently Navy Federal offers the following equity options:Fixed-Rate Equity Loan0.25% rate discount with automatic paymentsClosing cost creditsRepayment term up to 20 yearsBorrow up to 100% of the property valueInterest-Only Fixed-Rate Equity Loan0.25% rate discount with automatic paymentsClosing cost credits20-year termBorrow up to 80% of the property valueFixed rate for the life of the loanHome Equity Line of Credit0.25% rate discount with automatic paymentsClosing cost creditsCredit line remains open for 20 yearsBorrow up to 95% of the property valueInterest-Only Home Equity Line of Credit0.25% rate discount with automatic paymentsClosing cost creditsCredit line remains open for 20 yearsBorrow up to 80% of the property valueFor all of you seasoned investors out there, what method would you go with and why?

I started with a $50k down off-market 10 unit below market value, seasoned for 17 years with constant and diligent DIY management and repairs, then 1031'd into an off-market plex community below market value, improved and stabilized that Ben Franklin style for 2 years, then sold it on an interest only contract for a bit over a mil +10%. 

Found a portfolio lender with great terms but won't touch until 2 years seasoning.