Are there any options for lower down payment loans in general or even for college students?

In addition, due to them being eligible for conventional non-commercial financing they typically have lower cap rate than 5 units and more.  

(due to the mortgage being in the market being a lot lower than what I pay.)

My experience is the min is around 15%, but I've read some posts on BP that some lenders can offer a lower minimum (but that usually means a higher interest rate).

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

I would also target ones that are ideal for renting out when you move out so maybe do a lower price point. 

That will get you looking at cash flow and end up in a lower rated area than you think.

I know they have a cap at 10.We have also looked at using local banks in the area but those terms are usually 3 years arms to ten year arms and 20 year loans so it lowers cash flow significantly. 

I had one investment in a syndication that would have been a total loss however the sponsor made good and repaid principal . so 3 year no return.. which is just fine by me personally I am not one who goes crazy if the return is lower or does not happen to me its principal i care about.. 

I have focused my research on house hacking due to the lower upfront capital requirements with an FHA loan.