I am under contract on a duplex that I will owner occupy for 5% down.

You can use a Conventional owner occupied and as soon as you bring the equity to 20% through many invested or appreciation you can reappraise and drop the PMI.  

I don’t intend to occupy the house as a primary residence but purchase the property as an investment property. 

I went the owner occupied route on my first 3 homes.

As an investor-focused agent in the Cleveland market I always have my clients write the following contingencies in when buying a house that's tenant occupied:1) Offer contingent on home inspection- usually a 7-10 day contingency period, this contingency allows you to either A) move forward with the deal B) renegotiate the price if issues are found, or C) walk away from the deal2) Offer contingent on appraisal if you're going financing3) Seller to provide copy of current lease agreement4) Seller to provide a rent roll/tenant ledger with proof of payments received5) Seller to provide copies of 3 previous months of any utilities paid by the landlord6) Seller and tenants to fill out Estoppel Certificate.

For example in many jurisdictions I can STR units in a duplex but cannot STR an ADU (some jurisdictions will let you STR if you owner occupy).

I have 2 three unit buildings in Chicago and owner occupy one of those buildings.

After half a lifetime of working and saving and investing in index funds while renting, im ready to make the jump into a new asset class.Looking to owner-occupy a multifamily in the city of philadelphia and hopefully pass a portfolio on to my kids someday.open to any and all advice!

I am now looking at a property that is tenant occupied going to a month-to-month in November.

Quote from @Sean Carter: Hey everyone currently active duty military I would love utilize my va loan for investment  purposes don’t know where to start  in GA btw  I thought a VA loan is only for owner occupied properties?