How to take out an FHA loan on a 4plex with only 3.5% down

[Drew Acocella]

I'm getting into the real estate game and I feel my first step is to eliminate my living expenses and instead profit from it. I heard the best way to start is by taking out an FHA loan on a multi-family. As i'm looking for a lender, there seems to be a recurring pattern of confusion all around about the proper guidelines. For reference, I live in Houston, TX and my step-father is co-signing my loan. He will not be living there with me either. Now, some banks are saying they can only do 3.5% on a single family, another "only on a duplex no higher", another saying they "require 20-25% down for a 3-4plex" (which I feel defeats the whole purpose of the FHA loan, I can put 20-25% down on a conventional loan and not have to live there for a year) Many more are saying that since my co-signer won't be living there, they require more of a down payment. Now I am a server who's been laid off the entirety of this pandemic and don't have much to show income wise, but I do have a good amount of cash. If it turns out my co-signer is hurting me in getting the FHA, could I use the income from the property as income to help me get approved for the loan? Also, are there even any lenders out there that would approve a 4plex FHA loan with 3.5% down... and then with a co-signer who won't be living there. Appreciate anyones help and insight.