The last few STR deals I closed where my client used a second home loan, they ended up putting down 20-25%, preferring to have more equity in the property versus giving away thousands in fees to the lender. 

@Kristian Forbes Sounds good, same to you if you're ever up in the St.

Is it like the following:a)  Make an offer on a 5-unit that the Seller acceptsb)  Do my inspections, come up with gameplanc)  Present the lender with final gameplan, once approved then proceed to closing & get the keysd)  Have XX days to convert to a 4plex?

To be fair, it has only been up a week. 

Cost of capital is high right now. 

Generational Wealth: If your SDIRA invests in real estate, those assets can pass to your heirs, benefiting from the step-up in basis (outside the SDIRA) or continued tax-advantaged growth if inherited in a beneficiary IRA.

Quote from @Patricia Steiner: There are several lenders who offer low/no closing cost options for first time homebuyers.

You won't find a deal where you live for free, but if you can live in a great neighborhood at a reduced cost of living that is a nearly risk free way to get started in real estate. 

This lesser-known strategy could help you save money and reduce your monthly payments without the hassle and cost of refinancing.

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.