The combination of strategies and systems implemented by a well-trained team under a great leader could lead to a massive competitive advantage just like what you've achieved. 

There have been numerous leaks... hot water heater overflow valve not even connected to exit pipe, Air Conditioner overflow pan has leaked many times, washer/dryer has leaked numerous times, bathtub &/or toilet has obviously leaked in the past, looks like upstairs unit leaked into the bathroom ceiling, & something could have leaked from above & run down the wall the separates the bath & bedroom).

I've been declined at 2 small bank for a combination of being new to bank, inexperienced and credit score.

And you can combine it with sec. 1031 to turn some of the tax-deferred gain on investment property into tax free primary residence gain.  

One was her!

I've found some lenders who work with rental properties based only on the income of the property, not the borrower's debt-to-income ratio, but they basically do blanket loans for multiple properties and their minimum value is higher than the combined value of these properties.So on the one hand, I can't get a regular bank loan because I'm self-employed, and on the other hand, I can't get a blanket loan for investors because the property values are not high enough.

If I had to speculate I would assume it probably has to do with a combination of being more stringent on the rental cap due to FHA guidelines and their requirements, along with wanting to preserve the building's atmosphere of being a condominium not a hotel.

My thoughts would be to make the third floor a master suite for the three bed unit and have combine two tiny bedrooms into one on the second floor, yielding a three bedroom total for that side.I thought about the floor joists as well.

I would want to hold this long term after a refi after the owner finance is over.12 units 100% occupied $800/mo each $9,600 per month let's use 98% occupancy, since these do appear easy to rentProperty was built in 1965, 2 of 3 have new roofs, from what I could see there should be less than $5K in initial updates.I was also thinking about renting washers and dryers to tenants for additional income, since each unit has a laundry room.Below are the estimates I have been using-$23,000 yearly taxes-$5,400 yearly insurance-8% property management $753/mo is this reasonable?

Start with a small multi flip using hard money (or a combination of my money and hard money) and then trade up to bigger multis (1031 or carry over the note) until I reach the kind of cash that the bank or lender would consider as enough skin in the game to lend me the rest.4.