For conventional financing on a multi-family, banks for the most part require 25% down.Maybe you can get less if you have a good working relationship with a local bank or credit union (portfolio lending) but if you're looking to get conventional money through a bank using Freddie Mac or Sallie May guidelines, it's 25%.SFR's are still at 20%, though.Really the only other way to do a "low money down" purchase would be to find a duplex where the owner is willing to carry the note.

I was only renting it for $4000 I can give you another example of a house i bought for $1000 that rents for $875 The military lady in it wants to buy it for $110,000.00 it is worth about $125,000-$135,000 

Credit union

I was able to get a 4%, interest only, no closing cost HELOC from my credit union.

I was able to provide photos and a list of comps I'd consider as well as the scope of work and everything to my credit union.

Try a credit union or local bank, they are much more willing today, versus 3 or 4 years ago.  

Cincinnatus savings and loan Guardian/Union savingsValley Central Those all have good options for rehab funds.  

Contact Mountain America Credit Union.

I'm looking for a bank or credit union that does 90 LTV or higher fixed rate home equity loan for my primary in San Jose, ca.  

Retired police/military/firefighters/contractors/plumbers/etc. or other folks who are retired but want some "extra" money for hobbies are good sources for finding someone willing to do smaller jobs.