Due to Fannie Mae rules these can not typically be financed by a standard mortgage product. 

Fannie Mae just announced that starting November 18th they will offer 5% down conventional mortgages for owner occupancy on 2,3, and 4 unit properties.

Thank you both @Jake Andronico and Andrew (wouldn't let me tag you for some reason)...I have a call with a second local lender today (had my first yesterday) to try and establish a good relationship with a credit union/banker as I move forward.What are your thoughts on FHA (and the 203k options they have) vs the new Fannie Mae Owner-Occupied 5% down program that was just created recently? 

the very reason why there's fixed loan in USA becaue the gov. mandated private lenders to be baggage holder of people's debt LOL they can do that because there's fanny mae so basically all real estate in USA is guaranteed and owned by government LOL

I am a reo broker including Fannie Mae direct and have sold close to 2000 reo properties .Trust me when I say that 90% of realtors don't know or understand selling Bank owned homes.  

- Lets say currently Fanni Mae MBS investment gives me 6% , mortgage note fund gives me 8% (probably your fund or Chris fund), and the single asset rate  is 10% ; what's the reason for me to invest 100k to one house with a shallow 2% spread only ?

Fannie Mae/Freddie Mac will not allow projected rental income (or existing rental income) to be used from a primary home unless it's a 2-4 unit property or one that has an accessory unit. 

Then Fannie Mae cut me off as they will only guarantee 4 loans and the majority of lenders want those nice Fannie guaranteed mortgages and will not deviate.

As far as seasoning, they can do a cash out on Fannie Mae at 6 months on title up to 75% of the appraised value.

Your most common renovation loan options are:FHA 203kFannie Mae HomestyleFreddie Mac ChoiceRenovationVA Renovation (VA temporarily suspended this in March 2020 until further notice)When house hacking, a good tip to remember if you want to sell it within a few years is to occupy the property as your primary residence for 2 years during any 5yr period which should qualify you to get the profits TAX FREE from the sale (check with your CPA & IRS for tax advice).