@Nekole S. there most definitely are low down payment options, although they primarily involve you owner occupying. My personal favorite is the 5% down conventional loan which you can use on anything from a condo up to a 4 unit! One of my clients recently used this to purchase a 4 unit in Berwyn. The conventional loan is great because you can buy more beat up properties and get a good equity position from day one.
You can also look into the FHA 3.5% down loan. These are much more challenging to use as the property has to be pristine. By definition, most of us investors are looking for fixer uppers, so the FHA can take a while to deploy.
There is also the VA loan if you are military. You can actually buy with 0% down with this loan, and it is a pretty cool loan!
@Nekole S. I got a line of equity to purchase my first home. It’s quicker and no down payment. It can have a variable interest rate but once you close on the property you can look into commercial mortgage and get a fixed rate.
If you aren’t going to live in the property for at least a year I don’t know of any lender that will give you a loan for less than 20%. 25% if it’s a duplex on up.
@Nekole S. sorry if it sounded like you don't need to owner occupy. You absolutely would have to owner occupy in order to qualify for the low down payment program.