Do all banks require 25% down payment on an investment property, or should I shop some local banks and see if I can get away with 20%?

I am happy to connect. there is a meetup coffee meeting coming up on 29th, host by @Teri Feeney Styers who is a active investor/RE broker/flipper in grand junction, CO 

It looked good on paper because its near a hannaford, cvs, a little shopping center and Billys sports bar.

If you have a lawyer that is all three it would just be a one stop shop.

Well, yeah, I know that, but when I shop for a car, I can go to 5 dealerships and walk out of 4 of them and then go to the 5th one and buy the same exact car I looked at at the other places.

We can either meet up for coffee or discuss things over BP.

We billed the tenant (its a small gift shop so they're not professional commercial folks).

I am currently shopping for my second rental property in an area that is undergoing revitalization and should offer nice capital appreciation down the road.The problem I am running into is this area already has a crowded rental market, including many section 8 properties.

I'm about to apply for a mortgage with several lenders to shop the best rates.

For me personally I would pass just as you did whether I was planning to owner occupy or not, i tend to avoid high crime areas for a multitude of reasons, primarily they present occupancy challenges.I will say that prior to submitting an offer i would research the area you are shopping in and have that information going in.