I have looked into many wholesaling programs and they want anywhere from 5k-20K.

--Central Valley Regional Center has a well regarded cardiac program and several other hospitals in the area.  

Multifamily is the only CRE asset class where the government actively subsidizes the cost of capital via "the agencies" (Freddie / Fannie / HUD). 

I was actually a student at the university there not too long ago, part of the wine program.

Distance makes investing more challenging, as does seasonal occupancy and governments which operate differently and/or are less stable than our own(though our own government has not been a paragon of stability lately.)By investing in the Caribbean, you’re adding those challenges plus you’re throwing in the occasional hurricane.  

If the buyer has no capital and is a recent “graduate” of a guru mentorship program and needs to borrow the earnest money, then disaster is predetermined. 

Any lenders have a program that would lend the gap with an acceptable downpayment?

They might know programs that can help fill the gaps!

Commercial requires the property to be livable (not subject to), usually a 95% to 100% occupancy ratio, DSCR (rents) at 1.25% or higher, PFS, Strong assets, 12-18 months reserves, Fico above 700, I have seen lower but rate will be higher and in most cases cause the DSCR ratio to be under 1.25%.If you own a primary you might be able to use an SBA type program but those are not great.

Onsite management rental program already in place.