Am I moving to fast on my 1st property?

[Ernest Partin]

Hello BP friends and community, 

Hope everyone is well. I have a question that may be a bit cliché. 

I understand most HM lenders look for some kind of experience for an investor to determine the loan amount. Some do 90% if your background can speak for itself. 

My issue is I am looking to skip the 1-4 unit properties for my 1st investment and go straight to 16 units minimum. The main issue is I do not have the full 20%-30%  down payment. I also do not own any real estate yet. I know it sounds crazy or maybe not. 

I have off market deals come to me from areas I want to buy real estate from building relationships with brokers for future deals. I learned this strategy from real estate books and other experienced investors I met. I have most T's crossed and I's dotted besides having the downpayment and real estate. 

I had deals under contract and all, but investors did not keep their word or got cold feet. I offered them 10% return for 24 months. Meaning, they provide the down payment for the property and receive 10% ROI (Monthly or quarterly payments) for 2 yrs then we pull initial down payment out to return to the investor. The property will then be mine to deal with in a down or up market. The investor is safe to say.

I don't want to have a longer thread, sorry this. Question is, am I moving too fast? I honestly feel confident with the areas, numbers and myself to start above 1-4 units. I was told to get at least my 1st 4 unit alone,that will get me some credentials with a HM lender.

If I left out any key factors to help answer my question I would be happy to answer anything. Thanks for your time and good energy to you all.