They should have access these type of programs with a decent down payment

Google seems to be saturated with websites trying to get you to join their lending program (hard to trust). 

Personally I think I would look at one of the Universities that have a design program.

Our minimum credit score requirements vary by loan program: Fix and Flip Loans—600+ DSCR Loans—620+ Bridge Loans—660+ New Construction Loans—680+ Wish your credit rating was higher?

This criteria is for 1-4 and 5-8 unit programs.

Even after finding a qualifying building, if you can use the new 5% down program you may find less resistance to your offers since sellers often don't want to deal with the additional inspection.

Also, in many cases HUD or other program pays their SD.

It's a way to show empathy while also setting clear expectations for how rent can be caught up.Look Into Rental Assistance: There might be some local government or nonprofit programs that can assist tenants in these scenarios.

If your agent can not access them, PM me and I can check with the company to see who are CA agents for the program.  

It runs background checks, credit reports, eviction/criminal reports, template leases, a Docusign-like program to sign lease agreements, rent collection, tax consolidation for EOY tax time, etc.