Not sure if this is a product of the changing times or its just time to look for new lenders

I have seen/been a party too a number of investors scaling to these levels, it can be done but there are some similiarties i see....even on the rehab side, same product in everything - paint code, flooring, cheap granite (excess bought at discount and stored for tenant turnover)..... etc. 

I also realize that although I have experience in sales and I can put a FB ad together, my own marketing efforts will often be sub par to a professional marketer.  

Once you do you can switch the house but there is always a risk that the bank can activate the due on sale clause (meaning they whole loan is due). 

I have a build packet that is about 100 pages I can send to you that covers new construction and the product we build. for my first 6 years of real estate brokerage all I did was sell existing 2-4 family properties and set investors up on alerts for them to look, now it's much more relationship driven. 

We are both in sales so hopefully we have a decent BS-meter when being sold to :D Speaking to other investors near us in a similar situation is a great recommendation.

In the chart below, the green line represents the 15-year fixed interest rates, while blue signifies the 30-year fixed interest rates.Here’s what happened to the prices (note: this is only for the segment we target, not metro Las Vegas or other property types).Sales - Median $/SF by MonthDespite significant interest rate hikes, $/SF increased in 2023.

This particular product in theory could work for any rental model.

First Republic - CaliforniaFremont Bank, CaliforniaFulton BankGFA Federal Credit Union 10 yr draw, 10 yr repay, MAGranite State CU, NH 90-100%Great Lakes Credit Union Hanscom FCU, FloridaHSBC 70%, for premier clients only Horizon, Kalamazoo MichiganHuntington 75% LTV 5 yr IO product available.

Now, it's possible that you can buy the property as a 3-unit using the owner-occupied financing and then make the modifications to turn it into a 5-unit and, as long as you are making timely payments on your mortgage, the lender wouldn't know or care that you have now changed this property to something that the loan product no longer supports.