Probably conventional investor loan is your likely choice, but some chance you might also use DSCR loan.

@Alyssa TeepenIf you are using a conventional lender your DTI will be in play.

Do note that there is a 5% down option that is conventional as well if you don't want the PMI.

The market I really want to be in, is a small mountain town where inventory is insanely limited.

I also like some of the apartment inventory in Lake County. 

I am trying to get a 5% down first home buyer conventional on a fourplex for my daughter to househack and lender I spoke with says that we need to calculate the debt for all the other properties I own and pay from businesses into DTI.Is it true?

Lately with interest rates being higher and inventory being lower I've found it harder to find deals with significant cash flow in an area I want to invest in.  

For example of a conventional loan cash out you can go up to 75% cash out but only 70% on 2-4 units. 

If you speak with an investor friendly lender they can give you the rough numbers on what the best percentage is to put down from a conventional lending perspective.

Not sure if you're going FHA or not but I know of a loan product called Home Simple with All Western Mortgage that allows you to make a cash offer to the seller and then refi out with a conventional loan, but my understanding is it requires 5% EMD.