I'd wait this one out until rates lower and you can refi and learn from it to buy better the next time around. 

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. 

Most lower priced condo projects are not very healthy and why they are low priced.

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

This allows you to access funds while keeping your existing mortgages intact.Second Mortgage: Explore lenders who offer second-position loans on investment properties, though rates will be higher.Cash-Out HELOC : While traditional banks often restrict HELOCs on non-owner-occupied properties, some portfolio or private lenders may offer HELOCs for investors.With $15-20K in liquid funds, look for deals where you can negotiate terms:Seller Financing: Negotiate lower down payments or interest-only periods.Subject-To Financing: Assume the seller’s existing mortgage while covering the down payment.Lease-to-Own: Lock in the purchase price while using rental income to build equity.

Heck, there are even lenders that will NO DSCR, meaning they dont care what the income of the property is and they'll still fund the loan (at a lower LTV and higher interest rate of course). 

Examine the bottom half from every angle - how much you can make, what else you can get for your money (don't worry about how much you make on these, they are time suck and the lower half of your portfolio)That's a good place to start.

In decades past, carriers were allowing people to carrier lower limits of insurance on their properties. 

There is low inventory, lower sales volume, and high interest rates, and as a result many people are sitting on the sidelines, either intentionally or forced.

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.