Conventional mortgages can have down payment as low as 3% for owner occupied single family.

@Dakota Bonjour if you can occupy one of the units, you may qualify for FHA financing that would tie up a lot less of your cash.  

City council has directed staff to create legislation to be put into place by Summer 2020 banning all str's unless property is owner occupied and the owner occupant is present during the guests stay

They were originally proposing a ban on non-owner occupied rentals, and a cap on only running one short term rental from your primary residence.

You can get into these with 3.5% down for an owner occupied FHA loan.

I was under the impression you could only do FHA if owner occupied? 

Before purchasing, you'll need to know if the HOA has restrictions or a percentage limit on non owner occupied units - this includes leasing it as a short term rental.

Last list I got was 9,000 owner-occupied's in my area.

I sent my title company 13 addresses and they gave me all 13 reports for free and the report tells you if the property is owner occupied and if not, it shows their address. 

I just need to be shcooled on the areas in PA where I can purchase a multi family home with a great cap rate ( I will not occupy)  I do not know much about PA except for the Wilkes Barre area since I go there often.