Curious to see if it is common for a bank or credit union to provide say 80% LTV for purchase for a commercial property even if the majority, if not all, of the down payment is coming from a Hard Money Lender?

I have concerns that I will be tying my hands a bit if I eventually want to sell / develop the two lots together or if I want to hold for a bit and draw lines of credit against the lots.Thanks,Juan Monge

My two oldest have 165 university credits between them and we have not paid a penny yet in tuition. 

My credit score is 667, with no major issues and my salary is $93600. 

Things I have done:I'm researching possible areas to invest in, I have looked into opening an LLC where I plan to invest, open a business account and obtain credit that way but that takes time to build your business score, another option I can go with is use my credit cards to get a deal or ask family and friends to invest with me.

What you can afford is based on your current DTI (Debt-to-Income), your reserves (what savings you have eligible for a downpayment), your credit score, and then of course, what your future goals are (i.e. how you want to appropriately leverage yourself for future acquisitions).PM if you'd like to know a little more info.

I sell to the local farmers market and have plans to have a CSA.Real estate experience: I bought my first single family  rental property for $9000 cash at now brings in a monthly income of 550 then pulled a line of credit off of that house and purchased a duplex that had a single-family home on the same lot for $14000.

You didn't mention your credit score.

It seems a shame to toss that locked in 3.25% interest rate away, I would explore a second mortgage, or line of credit, and leave the primary alone.

The way I see it, I don't have any resources (or credit, yet), but I also don't have any responsibilities, so if I fail miserably, the only person who loses is myself, and I have plenty of time to recover.Anyway, hello everybody!