What type of properties are you looking to acquire, SF, 2-4 MF, or 5+ MF?

Here's an example: https://www.schlage.com/en/home/products/JDE265SUTFFFSTR.htm...

My investors acquire with cash as a routine investment strategy to secure properties quickly and eliminate competing buyers using financing.

The only product I have seen is the MACU 10% for a non owner occupied.

This tax can significantly increase the upfront cost of acquiring property, so it's important to factor it into the total cost of investment.2.

Your ability to identify properties and markets where you can generate equity (both imputed and appreciated) while using debt responsibly and knowing when is most appropriate to sell is how you acquire more real estate. 

You can generally go up to 75% LTV on these products so long as the anticipated PITI is 1:1 with the gross rent.

Wouldn't hurt to look in to both to give yourself the best chance at finding the best loan product. 

If the client is in CA the community property state laws may help here (not entirely sure) depending on when the property was acquired but it would be a great question for an attorney as Jason mentioned.If they were married and went through a divorce it would be worth looking into how the divorce paperwork stated how that property would be handled.

Quote from @Jacob Sherman: What type of loan products are you in the market for ?