MRTA / MLTA can be waived by most banks. Ive got 2 properties under Maybank and CIMB without it and i got good rates at that time. CIMB gave me BLR-2.4% with no lock in last year. Im in the process of buying 2 properies now and most of the banks im dealing with dont have any requirement for compulsory MRTA/MLTA.

If ure buying for own stay and dont intend to sell within 5 years, then get MLTA. If ure buying for investments (as many of us are), then dont bother with either. If you do want to get, then go for MLTA not MRTA since its charged to your name and not the property thus can be used to cover many properties.