I know that there are low down payment loans for primary residence.

@Amy Wei Ru Chang, LA investor and Realtor here...I think you should use $300K as a down payment and borrowing the rent of the purchase price.

Expanding your network requires a multi-faceted approach, combining both digital and traditional methods.

Them next thing is to make sure your debt to income ratio is below the max % 46.9% for the front debt to income ratio (mortgage payment divided by your gross monthly income) and 56.9% for the back end (mortgage payment plus all other monthly debts divided by your gross monthly income). 

That makes down payment of 30% when cap rates 5 and interest rates 3.5 now 45% down with huge interest payment to make DSCR work with lender and only get cash on cash of about 3.5% and buyers say that suck I get 5 in the bank no thanks.Now in bank they get highly taxed on the 5 and some banks unstable right now depending on who they hold funds with.

Look into mortgage, loan, and down payment help programs.

@Jay Hinrichs - I'm inclined to believe lenders will step up to the plate and offer the ability to incorporate buyer side commissions into the mortgage payments in certain situations.

So, theoretically, a six-month loan of $100k could net $2k in points and another $6k in interest payments totaling $8k in fees and interest.   

The loan could be secured by the property as a note and mortgage and that way you define the payment structure and interest rate to pay them.

It seems like FHA might be a good route to go if possible or conventional if your credit and down payment.