This one just told me it can't be done and didn't offer any alternatives.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

My biggest suggestion is find a team that delivers a reliable OUTCOME for their people.My team and I help out of state investors create a six fugure passive income in Indy for example, if you think you'd be a good fit for that please let me know and I can explain more. 

The Greater Cincinnati area offers both cash flow and appreciation potential.

@Kyle KingIf you don't get the answer you are looking for I would suggest connecting with a lender in your area. 

Want to start building the houses now but looking to get a building loan rather than tie up our own money any suggestions on who is a good lender in the area for a building loan? 

 I have got in contact with lenders that offer 80-90% LTC, what are other ways of financing the out-of-pocket LTC without using my own money?

An offer that "meets that need" has a chance to be accepted as that is the goal for the money they already have in their head.

Just to review your suggestion, I understood as below. - Starts with 5% conventional loan for duplex - Move over to 4 plex property with FHA loan  - lowering expenses while we are on the proess.I guess the broad assumption for the duplex and the fourplex should be that both properties has to have positive cashflows.

. - Comparative Affordability: The Oregon Coast still offers a lot of value in comparison to other coastal states, particularly neighboring California & Washington.