Probably not a lot of advantage to small MF vs single family so I would stay open to both. 

Here’s a breakdown of the main ways investors fund their first deal while minimizing their own cash outlay:1.Private Money & Hard Money Loans– These lenders focus more on the deal than on your personal finances.

One meter reading for all usage or like some small communities a set price for each occupied home?

I have been trying to save up money but it is not near a down payment for a traditional loan.

Also, because most baseboard heaters do not have fans they only heat a very small area causing the tenants to set them very high and the heaters cannot keep up. 3rd is to check the insulation in the attic and sidewalls.

Lucy: your story shows that setting up a loan is more than just interest rate and other terms.

Sounds like you don't have the cash but you may have the time to do research and get crafty with a small team.

Then you’re going to ask her to give you a 3 year 0% loan?

Also seems like a lot of MF sells occupied with tenants in place so you just have to comfortable with that and contracting up from and seeing inside after contracting.    1st step is to find a great lender and get pre-approved for a loan so you know what your budget is. 

Then any rental income you could obtain from that property could be used as an income source for loan pre-qualification.