@Adrienne G., it depends on what and how you're buying. If buying 4 units and under, in your name, you should be able to put 20% from a local bank. If 4 & under, in an LLC, they may request a personal guarantee with 25% down and a bit higher of a rate. Over that and you're in the commercial space, which will likely require 30% down.
I used PCSB for the loan on my investment in Dutchess County. If my current offer gets accepted, I'll probably use them again.
@Scott Wolf thanks for the info, and good luck with the approval?
Do you think banks will take any less than 20% down for non-owner occupied? Or perhaps it will come with higher rates?
I don't think you'll find anything that will give you less then 20% down for non-owner occupied. But there's only one way to find out. Pick up the phone, or search some emails, and start reaching out. "If you don't ask, you won't get"