I know Freddie Mac now requires 25%, but finding that extra 5% will be difficult for me at the moment.  

I do not have a lot of extra money and I'm from a smaller type of town.

There are ways to off set the fee, charge pet rent (I charge $250 non-refundable and $50/month per pet), some tenants have two dogs and pay $100 a month extra. 

If they dont mind lending longer term, a turnkey could work, where you pay the loan back monthly with extra cashflow.

For an extra fee they will pack items that are shipped to one of their yards on the west coast. 

On the other hand, I feel that some of their other funds (for example the ones involving ground up construction) are too speculative for a conservative non-accredited investor doesn't have a lot of extra cash to speculate with.

I agree about not letting realtor convince me it’s difficult.  I

(Some will limit to 75% for investment properties)With this in mind, you have a few options:1) purchase with a mortgage, put in the extra 20% down payment plus rehab costs, then refinance in 6-12 months.

Most lenders require minimum 25% down, but I am particularly interested in 20% down so my cash isn't all tied up and I can use the extra cash to deal with contingencies.

Then its not really a 2 unit or extra apartment in a single family.