Buying out of state investment property with little money down?

[Jake Mires]

I am currently going through the process of trying to get pre approved for a loan on an investment property in California. I live in Portland, OR, I've talked to a few people who are saying that the minimum I can put down is 10-25% for an investment property. It'll be my first home. There has to be a way I can get away with 5% down on the property. Is this a matter of finding the right lender? Or is this really unheard of for a bank to loan on an investment property. I'm looking for a property around $200,000, my credit score is 770. I just don't have a ton of cash to invest but want to get started. Thank you!