@William Walker multi family is very competitive, for the right borrower even 15% is possible although unusual. 20-25% should be expected.

As a borrower I know what docs the lender generally needs so I start getting those ready as soon as I get the lender involved.

I can borrow against my 401k to put at least 10% down (don't know how fast that happens), but I don't know how to get the $ for the rehab cost I calculated at $120k...

I had a borrower a year ago that was buying a 3 unit in Washington state using an FHA and they had a FHA loan on a property in Texas that they had recently made a rental so they could move to Washington State.

First, I don't believe the owner/borrower can be an entity like an LLC.

It appears these loans do go through a vetting process based on the borrower.

For a borrowers like my husband and I with a seemingly simpler situation (looking for primary home not an investment property, no debt except for our current mortgage, excellent credit and low DTI <10%), we were thinking we'd have more options to shop lenders/rates. 

I will deed you the house free and clear and cut her a check for 120k.. and then i have a heart to heart with her.. do not let your kids near this money and Do NOT ever borrow against your home again.9. 6 months later a big developer comes in and is doing a land assemblage..

You can 100% use an FHA loan for a duplex (or any property that is 4 units or less) as long as the borrower promises to live in one of the units for a period of time (1 year I think?).

people will get burnt in a deflationary environment if they took this easy money and have a high mortgage. it will be harder to borrow, and they will likely get lower rents. they will drown in debt. banks will repo. investors wont come in to save them b/c they wont have enough equity. they will lose their primary home that they tookt he heloc on in order to get a new property to short term rent.people took the bait. dont ever...take the bait.