I understand it take effort to find great deals. 

You know this but how you negotiate the deal is listening to your seller and seeing where you can take the price. 

My HM lender does 0-5% down depending on deal.

I know I for one would be snooping around .. being a CA tax sale investor since the 60s we are used to tax sales and the finality of it.. but once bid for assets came into the picture an everything went all around the world literally.. the deals are just not what they used to be..

I believe I can demonstrate that the property was originally used as a two-unit dwelling, which could strengthen my case.I want to ensure this deal is still viable and that securing the proper permits is realistic, as my financial projections are based on this being a multifamily property.

I’m assuming the person flipping would probably have to have an extremely great deal or partner with someone who’s done this before?

its not guaranteed until the title commitment is done and in hand.. lenders want that a few weeks in advance so they have time to review it and check that there is nothing on title they dont like or is a deal breaker to funding.. they dont want to do all the work then have one day to review and approve title. these companies work just like a bank  they have set process's and getting title commitment and funding  same day is not one of them. now myself I will without title insurance.. and rely on a trustee's guarantee and my borrower if something does not go right then my borrower has to make it right.. so it takes a very special borrower that has that capacity.. and or have earned my trust.

Is it more because of a borrower not qualifying traditionally, property not qualifying, or they can get a better deal going private?

I've been investing in real estate with my wife since 2017, when we started with JV deals and small flips.

Quote from @Zachary Deal: You still have a month but I do think MTRs in markets with a lot of competition can be a bit harder to get bookings on before you have reviews.