Yes, most large traditional lenders only focus on 1-4 units and other properties that fit into a box. 

Investment Info:Small multi-family (2-4 units) buy & hold investment in Banning.

Third unit is a studio/efficiency that I will live in. 

I originally tried to house hack, but it's difficult to find a multi-unit with a vacant unit, and I keep getting outbid.

I kept them because I could get more rent from a unit with a fireplace.  

I have an opportunity on a 12 unit property but being in SoCal and never setting foot in MS I wanted to ask around 

Quote from @Michell Chase: I am working with a hard lender on a purchase/reno and they require a builders risk policy even though 1 unit of the 3/4 will have a tenant.  

HI Guenevere, You can acquire your a primary residence from up to 1-4 units for as low as 5% with conventional or 3.5% FHA with a few exceptions.

If all else fails and we still end up with vacancy during the winter, start to market the unit earlier prior to turnover.

These include accidents (I recently had 2 units destroyed by fire), natural disasters (I have had two units each hit by 2 hurricanes), property management turn over (they sell or stop being as good, I have experienced both), or turn over of team (I am turning over at handyman and I suspect plumber), or just wear n tear of property (slab leak in poor location, sewer pipes rotted out (one unit this month), roof, foundation issue, etc.).