4-plex or 5 Unit multifamily apartment general questions

[Rodney Clark]

Hello everyone.  I have stumbled upon a 5 unit multifamily apartment complex as well as 2 duplexes on the same lot , both located in Washington State and have some questions regarding loan types and other general information.  

From my understanding, 

a 4plex or smaller:

the lender will consider my income and not the income produced from the other units, 

lenders would reduce down payment if owner occupied for  1year

5 unit+:

lender would consider both my income as well as income produced from property,

Generally 20% or larger down payment required.

considered commercial property

The issue lies in the fact that the lender isn't going to like our income, therefore I believe the 5 unit would be more obtainable.  My wife and I would be first time home buyers and want to start as soon as possible.  

So the questions I have been trying to answer are:

Do  I have a correct understanding of the differences between 4plex or 5+ multifamily?

How difficult is the eviction process in Washington State?

What loan types might be available to us considering owner occupied commercial Re and first time home buyers?  - It seems Fannie does Multifamily, and then there's the Dus Program. then since 5 unit is considered commercial, I'm not exactly getting good results

What are some good mortgage companies that might offer what I'm looking for in Washington State?  

I appreciate any and all information! 

[Sherief Elbassuoni]

@Rodney Clark, we will need to run the two scenarios for you based on how much money you currently have to use towards downpayment and closing costs, and what is therental income for the proeprty. Keep in mind that we multiply the rental income by 0.75.

In a general way, you should be able to put less money down for the fourplex.