You can go through your closing documents and look for a owners title policy packet (something like ALTA title policy is usually on it).

Monte Vista and Alta Vista have some opportunities with rentable detached units.  

Alt A lenders might ask for less paper work but in turn the rates will be much higher.

I've been looking at neighborhoods near downtown (Tobin Hill, Alta Vista, Woodlawn Lake, etc).

My father lives/owns a multi-unit in Alta Vista.

You (the buyer) will get a credit on the ALTA for the rents and deposits at closing -- that's part of the closing agent's job. 

that lender got in most cases alta lenders policy.. 

Today's HML is the "new sub-prime" money and combined with Alt A products it is getting very competitive in the space and nothing like it was 30 years ago when I started doing loans and it was 18% and 18 points, these days the money is more institutional money (hedge funds and VC money) than private money (true hard money) like the old days and they want a larger share of the market and you can find rates that are not that much higher than the traditional lenders, also take into account that the rates offered by most of these type of lenders are about where the conventional rates were a decade ago it is still relatively inexpensive money.

Good afternoon, there are Non-QM / Alt-A lenders out there that have no seasoning requirements on using the newly appraised value of your rental property. 

This would be your best option in purchasing a 3-4 unit owner occupied property with as little down payment as possible.You could also try a Non-QM / Alt-A lender as they generally can go up to 80% on a 3-4 unit owner occupied residence.Good luck and I hope you find the financing option that helps you get that property.