I envision offering the full gambit of stay options: short, medium, and long term rentals.

- What are the typical/favorite contingencies do you add for four-plex property?

Hi Naveen, Many lenders offer non-QM loans on owner occupied properties.  

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Timothy,What types of down payments are we usually looking at for a DSCR with your offers?

We have a property in mind and are looking to make an offer however, all the lenders we have spoken too say we must occupy within 60 days of closing.

The Midwest might be worth a look—it's affordable and offers great cash flow potential.

For example on a DSCR loan at 75% LTV great FICO (above 740), 2 rentals owned, and a 5 Year PPP, you would be closer to high 6 very low 7s. at 80% LTV you would be closer to mid 7s.Conventional financing is typically higher in rate because of all the LLPAs however there is no Prepayment Penalty. 

I asked an agent about typical bank appraisals for similar properties, and they suggested values between $100,000 to $120,000, which seems unrealistic to me.

HI Ryan, Assuming no change in points or fees the rate difference between 20% vs 25% down is typically .50% -.625%.