@Daniel Afonso You can buy properties with as little as 3.5-5% down of the purchase price if you are planning to owner occupy the property.

For example, if the loan is strictly for a business purpose (non owner occupied) or temporary financing (e.g. construction loan), referral fees are allowed.

When I purchased the house, the second unit was already occupied, and I decided to keep the tenant.The tenant has been living there for the past 3 years and had not missed a rent payment until a few months ago.

For your first deal, I'd look at an owner occupied property.

I'm not too familiar with your market, but i was in a similar situation in the DC metro and pivoted from renting/leasing to rent-to-own (lease option).i got the place occupied in no time with above market rent, passed on any trivial repairs to the tenants, and collected a significant option fee.The option fee is magical!

Mid term is about 85% occupied.

@Chris Villegas After losing out on many tenants due to showing a unit that was occupied or under renovation I never advertise any more until the unit is empty and ready to go.

You need your tax returns completed to get the best loans, especially traditional loans like an FHA or owner occupied loan.

Additionally, there is usually a document in the loan doc set that has you certifying that no family members would be occupying the subject property. 

It's not at all normal that commercial mortgages have lower rates than owner occupied single family homes... we shall see how long that lasts for.