How to finance MF with 10% downpayment when property is fully leased

[Jose Ignacio Prieto]

Hi all, we are in the process of buying our first multifamily in Chicago. Building is 3 units and all leases run until 8 more months. We would like to purchase as a owner-occupied, to get a lower rate and to put a downpayment of only 10%. 

Our mortgage agent suggested to buy as an investment and then refinance, but is not a good idea since we cannot take cash out (we don't have enough for the 25%).

We thought of sending an offer contingent on one of the units being vacant, but the seller doesn't want to put that into written. 

I am curious how other people buy multiunits for owner occupied, since everybody will face the same problem that want to live in one unit and need to break a lease BEFORE the closing.

Thanks for the help