@Frank Salas if you go the single family route, you should have no trouble getting a 5% down conventional loan. You also might check with your lender as the guidelines recently changed for conventional and you could potentially do 5% down on a 3 or 4 unit!
I have a client who pulled this off recently. He purchased three investment properties in Berwyn and Cicero in about 18 months. Two of them were with owner occupant loans. He then purchased a single family home to live in with the 5% down conventional loan product. Using these financial products to our advantage is one of the greatest "cheat codes" we get in real estate!