(Chicago) I have a 3 flat FHA, closing on a 2 flat under a 5% down loan, but I really want a LARGER building, but all I can usually come up with is 20k for a down payment. Credit is 800, but no way could I come up with 25%. Current building is doing well, I would just prefer not to run all over the city maintaining my properties. I need around 10 or so, or one big apt building. I need financing with a LOW down payment...any ideas? I could make it happen with 1M, maybe a little less.

Force the value of your properties by value add then refi to pull cash out if you can or sell. Or try to partner with others to pool resources. 

Look for seller financing opportunities since you have limited cash which you'll need for OpEx and reserves.

@Chris Musser , the best you might be able to do is 10% down on a 4unit building, but would have to be a primary residence.  If you're looking for a 5+ unit, you'd need to find an investor/partner...as this is commercial and will require at least 20% down, if not closer to 30%.  So, in either case you'd need to come up with more to put down (residential primary would be the lesser down payment scenario), bring in a partner, or perhaps sell your building now and parlay those funds.

@Michael Facchini

I’m actually doing that for my next 4 flat, I haven’t seen a 10% down option though. What product is that? Thank you!

@Chris Musser , it's a specialty program and very rare.  Not many lenders offer it.  Normally you need to put 20% down on 2-4units, primary residence....or 25% down if non-owner occupied investment.  10-15% down options are going to be less available, but they do exist.  If I can be of any assistance pointing you in the right direction, just let me know.  All the best!