I do realize there are exceptions and some sub to may offer low down payment but I suspect by the time you limit to sub to and low down, you are likely at 0.1% of offerings. 

Some hard money lenders may offer better leverage but the interest rate and origination fees will be higher.  

Commercial lenders don't usually offer 'pre approvals' but will provide sellers with a letter of intent.

There’s no money-back guaranteeThe most reputable programs will offer some form of money-back guarantee.

@Megan Stone good to hear this attorney offering you excellent advice even though it isn't in their 'best interest'.I've always established my commercial RE LLCs in the state of the asset.  

Sellers did share numbers but they just lived there so doesn’t do much with collecting rent numbers. and agent is asking for numbers from OTHER UNITS because the one I have an offer on was personally occupied.do you have some to share? 

.) - Many residential lenders now offer 'business loans' or DSCR (debt service coverage ratio loans) from 5-8-10 units.

It was a ridiculous amount of time and really had no basis in factual studies.

As of November 2023, Fannie Mae offers a great 5% down conventional loan on multi-families.

Going off market there is a lot of offerings that are not better than the MLS listings, there is often risk items, and they virtually always require work.