Most of my conventional non-owner occupied have been at 80% LTV but my last purchase was at 75% LTV.  

I also do not plan to charge acquisition fees or management fees.

@Rebekah Keller There are plenty of lenders out there who will give you a conventional loan on a rental property after 6-12 months of seasoning. 

I'm in Philly and on a duplex/triplex and owner occupied building.. you can put down 5%, conventional mortgage, 30 year term, as long as the rentals pay a good amount of your PITI, you're fine(4) YES.. usually (but not always) buying a property that needs some rehab work will net you more money in the long run because of your forced appreciation in fixing the place up (read: sweat equity). 

The PM had an AC company come out that wants to charge me $5,000 to replace the entire AC system.

If you want a conventional Fannie/Freddie loan you have to wait 6 months to cash-out based on ARV.Otherwise a commercial/portfolio loan doesn't require seasoning but will have a less favorable rate and term.

To secure it I used both a semi-conventional loan and hard money lenders.

amount owed on loan-$185k-(FHA)I have done some light rehab to update andI am considering putting 20k in and refinancing to conventional 30 year to lower the payments.

@Alexander Felice can you clarify when you refi in 9 weeks, it sounded like you refi into a conventional loan.

I am looking to buy a triplex and forgot that you can no longer do a 3-5% down conventional program because it is multi-family.