I am looking for options besides FHA (high fees) and the standard 20% down for a multi-unit in Philadelphia, but I can only come up with 5% down for now.

Taking down payment in non-standard (non-cash) forms, like offering a vacation package (heard this one from Rich W.) or a truck.

The US Dollar used to be the standard used in all oil trading world wide.

There are also a bunch of specialty companies that offer dwelling coverage for "non-standard-" rental homes and those companies can be found by getting a quote from an independant agent rather than a captive like State Farm, AAA, or Nationwide.

At least, the standard verbiage covers all those situations.

@Ben Kahle How much is the lot.. that's what you need to know and how much are the permits all in.. building cost depending on what your doing I would suspect will be in the 100 to 130 bucks a foot range flat lot standard foundation..

Anyone have a bulletproof exit clause to add to a standard purchase agreement?

Out here in Phoenix it is pretty standard and from what I gather it is due to many GC's folding and their subs not getting paid during the bad years.

Tile is pretty standard in rentals these days and lots of tenants like it.

I really hope this deal works out for you and you can maintain this standard of return.