We don't have 20% to put down, I'm not interested in borrowing money from relatives, and I don't like the sound of zero down deals just yet.

I am looking to invest some of my profits this year in income generating real estate in South Florida.As I am new, I am limited in fund and borrowing ability.  

I had the following question regarding commercial loans:Can you used borrowed money from family and/or friends to apply towards a commercial loan? 

If they have a good loan program and they don't ask for upfront funds then you've done your due diligence as a borrower.  

So I'll have to borrow the wife's car (hatchback) and hope the arms fold down so that I can get the mower over to the house tomorrow.Additionally, our stairs arrived.

Then I can go back to my commercial lender, releverage the duplex, add in two condos and borrow around $800,000 to buy a multifamily property.  

You are the borrower.  

In a couple of years you'll be living in a paid-for house worth $100k or so, at which point you could always borrow if you want to for the next one.

Its those that cannot afford it that really need to get a reality check if you have limited capital no experience and no borrowing ability .. then your destined to fail.. some will make it but 95% will not be doing this a year from now. no matter if you learn for free on BP or other on line educations and podcast.. you must create knowledge and a base for yourself so you have the ability to succeed..

No personal experience with this, but here's the quote straight from fanniemae.com:If the mortgage being delivered to Fannie Mae is secured by the borrower