Depending on your situation, you could live in a unit finance via FHA w/ 3.5% down and bank the other two units. 

I am interested in real estate (like we all are), but have only had exposure to commercial real estate (currently work at largest bank in Nyc in Global Real Estate Portfolio Management).

I've contact Commonfund, Solvay Bank and Prime Lending...seems the best rate for a sfr investment is 6.1% with 760 credit score and $100k+ income, $100k+ in bank and we are renting for $900/month.Is this the best I can get?

I did try a few local banks, but they want to use my personal income and credit score for loan decision rather than asset based.

I have a connection with a local bank, but I am also shopping.

But they don't break the bank when compared to the taxes saved by being able to put exchange dollars to the improvements.

However I have been in bidding wars mostly for bank foreclosures and the cleaner the offer is with less contingencies the more likely it is to be accepted.

I could go for something shorter, 5 years (4.09%), or longer, up to 15, 20 or even 30 years although interest rates start to get up there (4.49% @ 10 year, 4.94% @ 15 years, 5.49% @ 20 years, 5.99% @ 30 years at US Bank) and the monthly payment difference start to taper off for terms longer than 15 years.What's your take o thnis plan overall?

I just found one very near to my home that im interested in but can I buy it in pre foreclosure status as an investment property using banks money??

File a deed in that county and then go to a bank to refinance the existing mortgage.