How to buy a multi with OPM; what do they get out of it?

[Kera Covani]

Hi Bigger Pockets Community,

I want to increase my portfolio (one SFH at this time) by adding a small multi unit rental. Two of the units I have looked at range between 400K-1Mil and are both Quads. What are the best ways to obtain financing utilizing OPM? Do I use OPM for the down payment and if so, how and what should I expect to give in return? At what point would they receive their down payment back or would I just provide an annual/monthly interest payment to them?

If I were to put my own cash in then I would essentially lose all my reserve. The properties don't really need much rehab so a BRRRR is out of the question.

Since both of the properties are 4 units, I was of the understanding that a commercial loan would not be an option. 

Any experience/advice on the subject would be greatly appreciated. 

Thanks, 

Kera