And lets say you then rehab it only to find out there is bad title and you make a title claim.. if there is no loan on it your only going to get 50k from title insurance and you will lose the 50k you paid for the assignment and any money you put into rehab. 

One solution could be a Debt Service Coverage Ratio (DSCR) loan.

Loan: 20% down, $4,038/month PITI.

Real numbers- purchase 907k,rehab , closing costs, soft costs, 840k, all in 1.747 mil, basis for each unit should be roughly 291kappraisal of each unit minimum 400k , so 2.4 mil if for all 6.I might refi only 4 out of 6, that will cover initial loan amount.

If I find a deal on an area I would consider living when I move back I would like to be able to pull the trigger and possibly refinance into an owner-occupier loan once I move back to the US.  

Alternatively, your sibling might use a 1031 exchange to defer taxes by reinvesting in like-kind properties, though this doesn't directly fund a primary residence.Other ideas include leveraging a HELOC on the rental properties for the down payment, taking out a 401(k) loan, structuring an owner-financed agreement, or a lease-to-own arrangement.

I am looking to see if there are ways to get creative with downpayment on commercial loans.

Loan: Bank Statement, $5,500/month PITI.

If you are worried about out of pocket costs, see if maybe a rehab loan is an option to get everything needed done now and refinance in 3 months when everything is complete.

There’s not a ton of margin to play with these days when you’re financing everything on a flip on hard money loans.