If you want even less than that you'd need to use private money, partnerships, creative financing (owner financing, subject to, etc) for the most part

Private money How did you add value to the deal?

I still have faith that using leverage in the multifamily space is a safe bet.

Hello, I have a two-unit SFH (first floor unit & second floor unit which share a main entrance but have separate private entrances once inside the house), located in California (I know...).

You can bet on where you think the fed funds rate will be with Fed Funds futures contracts, and right now that market has the fed funds rate all the down to 3% by June 2025.

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Does anyone have a sample HML or PML form that you have used that you can share?

If you see something and want to report it privately, send me a DM. 

I've got a 5 br house, 2 bedrooms have private bathrooms, while three of them share the full bathroom off the hall (which is also the "public" bathroom for guests). 

Best bet is to buy older homes that's renovated inside or you can renovate after purchasing and because older homes have at least 6 vehicle parking.