I've been asking for reimbursement without clear response from support or resolution.

In a lot of the mixed use properties I have looked at, the residential units are effectively supporting the deal while the commercial space is either upside or the main underwriting question.

That depends on what features you need use and if you desire to support this platform.  

The fundamentals haven't changed—yield, risk, collateral still rule—but AI is now standardizing pricing across platforms and buyers.​What this means in practice:Low-rate notes crushed: A 5% note looks dramatically worse vs. current market rates.

If your projected ARV isn’t well supported, leverage drops fast.4) Carry reserves matterThey’ll want to see you can cover interest payments, overruns, and holding costs if the property sits.5) Vertical + horizontal costsMake sure your budget includes site work, impact fees, utilities, fill, permits, etc. — lenders underwrite total project cost, not just the house.6) Do NOT close on your construction loan before permits are approvedThis is a big one.

At that price point most buyers end up looking at conventional multifamily financing (Fannie/Freddie), portfolio bank loans, or sometimes DSCR-style investor loans depending on whether the property will be owner-occupied and how the income supports the debt.With $500k down on a $1.6M purchase you’re already around a 30% down payment, which is generally within the range lenders like to see on small multifamily properties.

Once you factor in taxes, insurance, maintenance, vacancy, and potentially management, you want to make sure the income still supports the debt.As far as leverage, investors in similar situations sometimes look at opening a HELOC on their primary residence, doing a cash-out refinance if the numbers make sense, or potentially using the equity in the father-in-law’s property if he’s comfortable with that.

It only considers the subject property and whether its actual income (or potential income via market rents) can support the loan that you desire.The rates that I am seeing as of late for 75% LTV cash-out refinances (75% LTV is the maximum offered for cash-out on investments in Wisconsin) are in the 6.00-6.50% range for strong borrowers, good cash-flowing properties, and loan amounts above $150,000.I'd be happy to review the scenario with you as needed to show what 65/70/75% LTV would look like.

The actual type of construction also is an important factor.For any type of wood construction, a floor can be soft between the supporting floor joists if the subfloor has deteriorated due to water intrusion or wood destroying pests.

At this point in time I am planning to start a small one man property/flip support service.