Either way, 2-4 units are still considered single-family for lending purposes (with some minor differences, but I won't go into all that here), so you can still use your regular lender.That said, I've been using Brandon Sparks from Barton Creek Lending Group for my last few loans (small multifamily and condo loans), and he really knows his stuff.

The Bigger Pockets book store if full of great books: https://www.biggerpockets.com/store

The upper units get mostly the college students and the lower units get the regular renters from the Waukesha area.

The Bigger Pockets book store if full of great books: https://www.biggerpockets.com/store

@Christopher IafeliceThe other low down payment option would be to use a regular FHA loan, 3.5% down, owner occupied up to 4 family homes.

All contracts, options, or other devices not based upon a substantial consideration, or that are otherwise employed to permit an unlicensed person to sell, lease, or let real estate, the beneficial title to which has not, in good faith, passed to such party for a substantial consideration, are hereby declared void and ineffective in all cases, suits, or proceedings had or taken under this chapter; however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to return or right of return reserved.I regularly turn in these frauds.

lots of government houses like HUD often offer properties to home buyers before regular investors \can bid on them. 

The Bigger Pockets book store if full of great books: https://www.biggerpockets.com/store

It had a cash register on a store counter when the appraiser showed up, with a glass display case for baked goods and all.

With the properties I buy and sell I regularly get calls from Va's asking to send me an offer.