20% or 25% down on (2-4 unit) small multi-families

[Scott Taylor]

Is it possible to find financing (via fannie/freddie - or portfolio loans?) with 20% down on a 2-4 unit investment property?

I recently had a lender tell me that 2-4 units will require 25% down. 

I'm ultimately trying to maximize my cash-on-cash return, so I'd like to put as little down as possible.  Are there any other strategies for maximizing my cash-on-cash return aside from going for commercial loans (with variable interest rates) or doing creative financing options (such as subject-2 or owner financing)?

[Chris Mason]

@Scott Taylor, 25% down is standard for non owner occupied 2-4 unit.

If you're going to live in a unit: we can do 15% down for a duplex, or 20% down for 3-4 unit. 3.5% down FHA across the board, of course, but good luck getting an offer accepted.