In that case, reaching out to the office of student housing at the college or posting your listing on Facebook pages that are created for student housing searches for that college can be a good marketing strategy.

Does anyone know anyone that does 5% for a vacation home loan? 

Situation of Australia student homes,2.

It's all fun and games until your bank freezes and converts your line for any number of reasons that are in the loan agreement.

I’ve also taken out short term loans (1-5 years) to use as my 25% down payments.

I never make a loan, no matter the equity position, that the past actions of the borrowers lead me to wonder if they will be likely to pay me back. 

They are bought either with SHORT term high interest (hard money) type loans or purchased in cash.

My guess is if you can make the interest rates work, there will be dozens of these available in about 2-3 years when the loans start maturing.Good luck and best wishes. 

@Drew Sygit Cool thanks I'll look into DSR loans! 

I only invest in A and  B areas  that usually makes renting some what easy .Having rentals loaned out to the wazoo can cause a lot of stress on owners to rent out immediately  .If the market softens up winter etc...