You are seeking entity financing---something like this one:Documentation: No Ratio, No Documentation Main Credit Score: 400 Credit History: Very Poor Debt to Income: N/A Occupancy: Owner Occupied, Non-Owner Occupied Loan Amount: $200,000 - $50,000,000 Lien Position: 1st Mortgage Cash Out Amount: $50,000,000 Loan Purpose: Bridge Loan, Purchase, Rate and Term Refinance, Debt Consolidation, Cash-out, Heloc/Line of Credit, Construction, Forward Commitments, Equipment Purchase, Unsecured Loan, Business Loan, Equity Capital, Venture Capital, Credit/Asset Enhancement, Takeout (const-to-perm), Home Improvement - Value After Improvements, Rehab, One-Time Close (const-perm) Property Types: Five Plus Units, Mixed Use, Farm/Ranch, Condo-tel, Retail, Warehouse, Raw Land, Hotel/Motel, Office, Care Facility Housing, Special Use, Industrial, Gas Station, Other Commercial Types, Office Condo, Non-Warrantable Condo Rate Types: Straight Fixed, Adjustable, Hybrid Amortization: 5 Years, 20 Years, 25 Years, 30 Years States: AL, AK, AZ, AR, CA, CO, CT, DC, DE, FL, GA, HI, ID, IL, IN, IA, KS, KY, LA, ME, MD, MA, MI, MN, MS, MO, MT, NE, NV, NH, NJ, NM, NY, NC, ND, OH, OK, OR, PA, RI, SC, SD, TN, TX, UT, VT, VA, WA, WV, WI, WY, International Special Features Drive By Appraisal, Borrower is a Corporation, Borrower is a Church, Borrower is a Trust, Borrower is a Foreign National, Non-Permanent Resident Alien Allowed, Borrower Owns Over 10 Properties, Mortgage History Only Reviewed, Bankruptcy May Remain Open - Ch.13, Bankruptcy from Filing Date - Ch. 13, Currently in Foreclosure, (bailout), Borrower with NO Credit Score Allowed, Score Only, No Credit History Reviewed, No Form 4506 Required, No Reserves Required, Gift Funds Allowed, No Mortgage Insurance Required, No Seasoning Required on Funds to Close, No Prepayment Penalty Required, Interest Only Payments Available, Less Than 2 Years Employment, Self-Employed, Non-Recourse Allowed, Recorded Land Contract Allowed, Unrecorded Land Contract Allowed, Less than 12 Months Seasoning Refi, (using purchase price), Leasehold Property Allowed, Less Than 2 Years Employment, Wage Earner, Rural Property Allowed, Seller Seasoning less than 6 months Allowed, No Minimum Number of Trade Lines Required, Less Than 12 Months Seasoning Refi, (using appraised value), Lease Option Allowed Regards,Scott Miller

@Darron Stewart 136 Sperry need some major repairs and is a Freddie Mac/Homesteps First Look property so you must be owner occupant to buy.

I have some buyers in that area but I would need to know details of the property.Do you have an offering memorandum with pictures, sq ft size, tenant histories, lease rolls, asking cap rate at the 24 million price, last T12 (trailing) months of occupancy.

Buy a new house to live in it for owner occupant financing for 3-5% down.  

Now you have a potentially attractive rental property, though depending on your area and equity it may still make more sense to sell and do some house-hacking (aka, buy yourself a duplex/tri/quad with Owner Occupant financing and live in one unit while renting the others out.

Occupants become your tenants by default if they stay long enough, with or without a written agreement. 

There are a lot of variables, including state and local law and whether or not the occupant is really the borrower or a bona fide tenant (or family member of the borrower).

In addition, I can try and determine its occupancy, and condition.

The problem with why investors and agents clash sometimes is that agents know investors want a good deal but they may not understand the metrics you're using to determine what a good deal is and also they want to protect their reputation by not submitting a bunch of impractical offers for a given listing to a listing agent that they may want to work with in the future.A fully renovated home in great owner occupancy condition generally cannot be be low balled in most cases unless the seller had dire need to sell within a specific period of time but that may be due to the liquidity needs of the seller.

If there are 4 to 6 adults + kids, I think they will be above the occupancy threshold and you can reject them on those grounds.