There is a Fannie Mae Product call Homestyle.  

I agree with Evan, you could buy a 4plex with a low down so long as the cash flow ratios are right.

Of course you could look at lease rates on Loopnet and Commercial Search, but I like the low tech approach of going to an area and walking into a business of a similar property and just asking them to be kind enough and help you with some market research and tell you how much they pay in rent.

If you meant more like what vehicle, I'm going to focus first on low end fix and flips and maybe do a house hack too.

$536,000 sounds low for a 5 family in the Bronx and the rent roll sounds low.

I figured 10% was high but rather figure too high than too low.

@Phillip Dwyer may be able to help but no realtor I know has time to submit a bunch of low ball offers.  

Think self employed productive individual that is responsible and has cashflow but is not what the banks call a qualified borrower.  

Is this to low?

"Low risk low reward, higher reward means higher risk."