If you can find smaller local banks in the market you pick they may have more unique products that they keep on their balance sheet or try and do the 5% down conventional on a 4-unit  FHA's self-sufficiency test applies to both 3 and 4-unit properties.

They are advertising their product on bigger pockets.  

Great tools that get updated regularly.I am on the lending side of things and would be happy to hop on a call with you anytime to discuss financial strategies and help answer any questions you may have about nearly any loan product available to help you on your journey, even if they are not products my capital partners offer.We are all here to help you learn and grow.

That told me all I needed to know.OwnerRez: This is a decent product. 

Great tools that get updated regularly.I am on the lending side of things and would be happy to hop on a call with you anytime to discuss financial strategies and help answer any questions you may have about nearly any loan product available to help you on your journey, even if they are not products my capital partners offer.We are all here to help you learn and grow.

If tariffs come into play, or any conflict those products become nonexistent and when we switch to a different country source, they will have tripled or quadrupled.

Sometimes when only one bedroom is available, people fake and squeeze to fit and you end up with over-occupancy.It's really a product of your market.

Berkadia, CBRE, Cushman all have capital markets teams that can help with loan products of this size.  

Quote from @Michael Gangemi: @Heidi Thompson PadSplit is an amazing product!!

Using VA/FHA/whatever to acquire the property, personally occupy for ~1yr, then move to the next and put the previous into revenue production.