I invest primarily in a lower cost area but also own property in, and am looking in, a higher cost area.

Quote from @Patricia Steiner: There are several lenders who offer low/no closing cost options for first time homebuyers.

You pay your agent at closing (think of it as an additional closing cost) Depending of the situation and of these options can be used by you and your agent to negotiate with the seller.

Is it like the following:a)  Make an offer on a 5-unit that the Seller acceptsb)  Do my inspections, come up with gameplanc)  Present the lender with final gameplan, once approved then proceed to closing & get the keysd)  Have XX days to convert to a 4plex?

For context I have a tenant who has been in the property for close to 10 years.

Just closed an off-market 8 plex for a cash 1031 exchange buyer near Reno, NV in Carson City. 

I'm a mortgage broker and can offer just about any product QM and non QM with competitive pricing. let's close some deals!

The salesperson says, put it in the closing statement or underwriting template somewhere.

That is lower than market and puts you in a cashflow-neutral situation, but it is unlikely your residents can afford that.

Quote from @Allison Littman: I am currently trying to close on a church in Nashville (residential R6-A zoning) and convert it into my primary residence.