I'm looking to buy my first property as a house hack ideally a 3 or 4 unit, and I have what could be a 3-5% down payment saved right now.

We ended up with a lender that specializes in tiny houses out in Utah, but they ripped my arm and leg off in terms of interest rate and down payment.

I have over 50 doors but have basically done it the old way by saving up down payments etc. and buying extremely distressed and sweat equity Ing them back to life.

It would only cash flow with a really large down payment.  

And that's just the amount to meet the minimum threshold for itemization, you realistically don't start seeing any benefit until you hit those initial thresholds which is a lot of interest payments. 

Instead of asking for a full 100% from a partner, just raise money from private lenders to cover the down payment and make sure you work with a hard money lender that allows you to get your down payment from somewhere other than your own bank account.

The key is having a trusted team on the ground that can help you through the process.

As a non owner occupied property minimum down payments are:Conventional (single family) - 15%Conventional (multifamily 2-4 units) - 20%Non-QM (1-4 units) - 20%Certain Non-QM DSCR products allow the use of gifted funds for your down payment. 

I don't care much about cash flow (most of mine are typical) but about that mortgage payment.  

Borrowing money from grandma is not wise, nor is borrowing money from a hard money lender or cashing out equity in your primary home to generate a down payment on an investment.Do the hard work.