Is there a better way with conventional lending? 

@Miko Yeo My GC is non conventional.

For 2-4 units we offer conventional terms. 30 years fixed rates will depend on your credit profile and the LTV.

There are various affordable loans through Fannie/Freddie but once you get into 2-4 Unit FHA will get you in the home for the least out of pocket.If you have served and are eligible for a VA loan, they offer 100% financing for 1-4 units which is a great opportunity for current and prior servicemembers Once you have closed on the FHA and you reach 20% Equity you can refinance into a conventional to get rid rid of your mortgage insurance on average with the 3.5% down it will take about 2 years. 

I've never seen anyone that gives 90% for long term financing outside of Conventional, VA, or USDA loans.

I purchased my first house (3 bed 2 bath) in August 2019 as a foreclosure for 192k with a conventional loan of 3.5%, 12% down with a sellers concession of about 8k to cover all closing costs and fees.

Both are in CA on 30yr conventional mortgages.  

Rents in the area continue to rise and home prices have had double digit growth for nearly 3 years (97405 zip code).

Ask your lender what the possibilities are to do conventional loan over fha.

Have you ever combined a hard money loan with a conventional loan to purchase a property?