I finance investors all over the country and I can't tell you how many times I talk people out of doing deals.

financing is 10-20 years, depending on a series of factors (see #2).

Off-market, signed right away, to make sure seller won't change his mind How did you finance this deal?

This program is specifically designed to help finance the construction, acquisition, or rehabilitation of rental properties with multiple units.To qualify for a USDA multifamily loan, the property must meet certain eligibility requirements.

If your credit is stellar and you have some cash reserves, you may be able to start with a hard money lender (HML), but they will likely only finance 80%.

When you have approved lots LMK - I can help with construction financing so you dont need to build on spec

And is there any path to a lower down payment using creative financing, or is 20% pretty much what it is? 

How did you finance this deal?

I understand that navigating the minimum loan amount restrictions can be tricky, but Chase is known to offer financing solutions that could potentially accommodate lower loan amounts, possibly even down to $50k, which might align well with your investment goals and the price range you're interested in.If you haven't already, reaching out to Chase could provide you with some additional flexibility in your property search, allowing you to stay within your desired price range and maximize your monthly cash flow from the investment.

You can get good deals with seller financing/creative financing in any market essentially.