Portfolio/Commercial lender referral in Florida for SFR propertie

[Steve Zhou]

I am looking for a portfolio or commercial lender referral in Florida to do cash out financing for 4 of my SFR that have balloon payment due next month.

I am looking for lender that meet the follow criteria:

1.  Lend based on appraised value, not cost

2.  Will lend to owner with more than 10 properties 

3.  Use rental agreement to write loan, not schedule E because properties were acquired in 2016 and have first year losses due to high capital improvement cost.

4.  Interest Rate that is consistent with current investment loan rate (4.5% - 6%)

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I have good credit score and W2 income but most lenders cannot meet the 4 criteria above.

Thanks