Like @Laura Chotkevys said, you can raise money, creatively finance from the seller, partner, get lower money down loans (SBA - although this is harder for the first deal sometimes), get a private note... lots of ways to go about this with low money down if you put in the work and know how much you need. 

A mentor of mine with 400 units told me I can use a large seller credit to cover most of the down payment on a property I'm looking at. Any thoughts?

Investment Info:

Single-family residence wholesale investment.

Purchase price: $9,500

Sale price: $15,000

Tax defaulted property in Michigan

After we move in 4-5 years, I would rent out both units.Pros:Potential for long-term appreciation in San Diego.Cons:The property will not cash flow enough to cover the mortgage while we are living there.After we move, it would provide very low returns and minimal cash flow.Would require a significant portion of my liquidity, making it harder to invest elsewhere and grow my rental portfolio.2.

@Jd Martin I guess what I was trying to do was to get cash out of the situation as a "low cost loan", just because.

First time home buyer programs (FHA, LoanPossible) or even low down payment options (5% down with a conventional loan) are all limited to owner occupants. - You CAN NOT use a conventional mortgage to purchase a property with an LLC.

SBA - if your property is a business, you may qualify for low interest loans.

Go to a credit union and get a low interest 2nd mortgage and leave the 1rst mortgage intact.

The plain language of the statute, the legislative history, and our state's important policy of providing protection for low-income tenants all support the conclusion that the statute encompasses Section 8 vouchers.

However, if I have a low salary and this building is a little older but has good upkeep, the rent is fair and my landlord is decent.