I haven't yet looked into a DSCR loan and what the differences would be.

Since you still have a job, try to get an FHA loan or better yet, a 203k loan for a distressed multi unit.

This makes it a little difficult to get a VA loan with multifamily.

we have until spring of 2025 until our balloon loan either has to be refinanced or paid off (we got this loan because we intended to build, of course) and now i feel like it's a ticking time bomb.we conducted "clean and satisfactory" (no issues whatsoever to build) soil and foundation tests and provided those to every buyer. it seemed (not quite sure here) like they backed out once they reviewed the tests - yet there is nothing negative in them. we will not be providing these tests moving forward (as we had to do them ourselves and feel that each buyer should do their due diligence moving forward!)

Will they allow a loan assumption as the new deed owner? 

I want to purchase a condo with the loan 100% in my name, with the intention of completely remodeling the unit for potential rental opportunity. 

If it is a SFR single family, Condo, or Townhome you can use a Vacation home type of loan and only have to put 10% down. 

It is also common in commercial loans. 

My question is, when buying a home, do most here use big banks for loans?

@Samuel Metcalf- thanks   1) I would recomend getting a HELOC in place on your primary residence duplex  for  as much as  possible...this should be available for  free or a low  cost and the rate will be variable in the  8-11%  range ...prime rate +  margin of  1-3% ) ...the min payment is in interest only payment on outstanding balance   2)  use the heloc for the  remodeling  costs ...pay it down as  agressively as you can   3) on the  purchase of the investmenet  1 unit -  you are  allowed to put as little as 15%  of the price for your down payment ...the pricing you get for the loan will improve  as your down payment  grows so you might look at  75% /  80%  and  85%  ltv  options