I'm coming from the build and hold, short term rental, and commerical space mainly in partnership with someone.

We tried a commerical loan, but based on taxable income, which we try to keep as low as possible, our debt service does not add up.

Any bulk discounts you could hope to achieve are outweighed simply by having the word "Commerical" in the policy.  

Commerical is a bit tougher based on property types but in most ccases 45 days shouls be the normal turn time, unless its a $20M Hotel that has issues with occupancy, Reserve account requirements, legal pedning issues and more.Hard money is quick and fast and can close in a 7-10 days with the right investor and fast up front 'Complete" application. 

I did not have to be concerned with any future tax liability down the road - this money was mine “free and clear”.By all means investigate options, but there is value in simplicity and freedom with having cash in the bank.One potential option would be after paying for your new house, invest the rest of the cash in commerical RE, do a cost seq, and take the 100% bonus depreciation.

If it is commerical you needs to decide whose property it is are you going to buy or are you going to work for a large company. 

Thats all commerical brokers do is help buyers with all the metrics around an investment.if your buying SFRS most comemrical broker do not sell those or want to they are too small.so you end up working with a REsi broker who sells houses to homeowners and is not versed in running numbers etc nor should they be..

Hard case to win, I think your only option would be a commerical loan.

I am using it as an AirBNB and plan to expand into commerical real estate.

One can do lending of a commerical nature in about 32 states legally the others you need to be an MLO and NMLS registered.