So you can’t compare an investor rate on a 3-family to an owner occupied single family rate - two different things.I think local credit unions for the most part are going to be limited to working with people who live/work in the area.  

I just never had the guts nor the funds to really pull the trigger.Now looking to start in buying and holding single family rentals in college towns.

Second you could create a single member disregarded LLC (doesn't file it's own tax return and you are the only members). 

I also work Single Family.

My second house has a single mother, more like 3x monthly rent, one income She has been renting from this TK provider for two years and has supposedly never been late.

There is no requirement for a basement to be included in a house be it single family or multifamily.

@Daniel BrownPaying an attorney to create a single member llc.

Primarily, I am looking for small value-add Single Family Houses to turn into rentals but am open to Multi-Family properties if the numbers are right.

Single?

I haven't had a single instance in years where a second would not agree to what the first was offering.