Ultimately, i would like to be an active investor here in Socal where I could fix and flip properties and use the profits from that to buy multifamily or commercial rental property.  

As I think about creative ways to obtain my first property, I can't help but think a little outside the box.I own a lawn maintenance business and while we mainly deal with residential (better money), the company can handle small to mid sized commercial properties.

I also know that I have to buy the property through a commercial lender if going to a bank.

Not an 'official' one like they do in large commercial negotiations, but a letter that is kind of personable and states some things you like about the house/property and a few ways you would be interested in purchasing it.  

I have 15 years developing commercial, residential and multi family properties.

I only do commercial but have had hundreds of calls over the years from investors telling me about out of state SFR property they own going bad.Most of it is not knowing the area and not having the right people in place.

Taxes = $4,519.00 Insurance = $1,737.96Repairs = $3,500 (This is either an estimate or due to the renovations for the one vacant unit)Down Payment = Because this is a 5-plex, I'm under the impression that I need a commercial loan which would require 20% down of whatever my offer is.  

You can change beneficial interests very easily which makes them the perfect vehicle for wholesaling.

Call then go see a small local bank or credit union, ask for the commercial loans dept. 

After you hit the maximum, many banks or commercial mortgage brokers will refinance the package of properties (option 2).