25% down is required per conforming guidelines for 1-4 unit properties. 

There have been occassions where I had to reduce price and one occassion where I failed to see an issue that would have a negative affect on my subject property in that it was between an old neighborhood and a good neighborhood so the subject property was not as conforming as I would have hoped, thus my price sold ended up $30k below what I started with.

Its currently zoned R-6 with 2 Apartments and a Non-Conforming Beauty Salon.

I understand I can use the value of land as a down payment for a conforming mortgage.

The property is two parcels being sold together, one with a small house in need of work on the larger parcel; the second parcel is non-conforming and vacant.

For those who don't know, the anti-flipping rule affects you if your buyer needs to qualify for an FHA conforming mortgage, as opposed to a conventional mortgage.  

Both these forms consists of a large number of rules and restrictions placed on the tenants, about everyone you can imagine, and they are written to conform to our state laws.

@Dan Gamache Can you name a couple you know of that will originate a non-conforming loan?

This also gives you more assurance that the zoning is okay or non-conforming, as raised above.  

I've got 13 years doing Conforming, FHA, and now Non Conforming underwriting.