PF or Branson would both be great choices.

Smaller banks, larger banks, local credit unions.

I’d like to go bigger but for now I’m staying focused on my area which doesn’t have too many properties larger than an occasional 5 unit.

Also if you are doing a larger rehab expect some expense here.

. * Wrap Around MortgageYou could work with your Mom to create a mortgage on the property that is larger than the currently mortgage amount, say $20k.

You can put 20% down and avoid the mortgage insurance premium (mortgage insurance for conventional has MANY choices: lender paid with higher rate/ split/ monthly.... and so forth but it is much cheaper than FHA 1.75)Home Ready may have income limits and county limits FICO 620 minimumDifferences are: cost, can you qualify, how the individual regulates your inspections which is lender specific

This could act just like a much larger commercial farm just on a smaller scale. 

In the future, we plan to be more conscious about cheap and affordable style choices.

But what about those of us who want to buy a four-plex or larger?

Including holding debt on short-term lending, syndications in larger projects or outright owning small multi-family or storage.