If it is a fannie/freddie loan, it does require 2 years of seasoning and a new appraisal.

I’m really hoping the new administration can get Freddie and Fannie privatized.

You'll have more flexibility with non-traditional lenders, traditional will all follow the same Fannie/Freddie guidelines.

Meet with a local banker & schedule a time to talk with a mortgage broker, they'll give you at least a baseline of what kind of down payment options and rates are out there.After that, if you're still wanting to research more creative options, do some looking into seller financing (a very hot topic with good, and bad, advice out there), look into private lenders, and commercial financing options.If you're wanting to live in 1/4 of your quadplex, then conventional residential loans may in fact be your best option as you can purchase that with a fannie/freddy loan with very low down, and use up to 75% of the income from the property toward your own income. 

Quote from @Jerry Maliszewski: According to Fannie Mae, 10 million people will be moving to the midwest by 2030 all seeking smaller downtowns. 

You can refinance into a FHA 203k or like @Jason Wray mentioned you could even use a Fannie May homestyle renovation loan as well!  

IRS CP2000 Notice: Why Real Estate Investors Need to Think State & FederalQuick story that could save you thousands in tax exposure...Had an investor client who received a CP2000 notice for unreported rental income.

If you had no knowledge and they broke the lease I'd issue a notice of non renewal, but give them the option to remove the cats.

Many banks securitize their loans (bundle them together) and sell the loans to Fannie Mae or Freddie Mac, while continuing to service the loans, that is collect your payment.

I would recommend considering conventional financing until you reach Fannie Mae's limit of 10 properties, then consider either a portfolio loan, and start your race to 10 again, or look at DSCR at that time.