-while a large group of residential tenants are asking for help with rent that is due (this is a bit disturbing in that we have not even passed a pay period for many tenants which shows that many do not have an emergency fund in place) I am getting much fewer requests like this compared to the percentage of commercial tenants asking for help (i would estimate around 6% of our residential tenants so far although I am sure more will contact us soon)-many owners of residential rentals have conventional loans which in my opinion will have a greater chance at qualifying (greater than a commercial loan) for the government programs that I hope will roll out soon.  

Since it wasn't conventional loan their fees and rate etc are little high.

Conventional/FHA financing is 99% of the time not an option.I then refinance out of the short term loan into a long term loan.  

Conventional 30 yr fixed with 24% down through a local bank.

This is a probate sale "sold as is" and we have it under contract for 148k 10% down conventional loan.

conventional mortgage(530k left in principal) refinancing on primary residence, currently at 3.75%, offerd at 3.37%, 2500 closing cost will be added in mortgage, so after recouping in 11 months I can get discount of $226/pm.worth it or wait a while for better rates ?

With conventional loans for 1-4 units you don't have to worry about this.

All conventional lenders have the same products, but at the end of the day they don't all understand investing.

The way I would structure what you are doing is acquiring a low money down conventional mortgage for your fist purchase. 

When I first start 8 years ago I was doing conventional loans.