We ended up having to go with private money because our LLC only had one year of tax returns so we could not get a conventional loan in LLC name.

That can be a difficult sell to conventional lenders who may not want to refi you so easily in such a situation.

I had a foreclosure that sold on Jan 2019 and can’t qualify for a conventional loan.

My biggest thing is one lender offers 3% down on a conventional whereas the other only goes as low as 5% down on a conventional and I'd like to use as much leverage as possible.

@ Ben Allumbaugh Conventional loan guidelines are standard for every lender but they may have overlays on guidelines.

Yes, any property over 4 units doesn't qualify for Conventional financing, you would need commercial financing. 

If you are using a conventional loan it will be 25% down.You have to honor the existing leases.

We would rather save up and get a conventional or commercial loan.

May refi out into a conventional so I can do another FHA owner/occupy with 3.5 down on the next building.

Just search on it in BP and it should come up.If you have the ability, I've found many of the local banks are pretty flexible on lending on fixer properties that conventional lenders or the big banks (BofA, Chase) won't touch.