Questions Regarding Investment Property Financing

I'm working on financing a duplex as a non-owner occupant. After talking to multiple lenders, it appears there are more restrictions than I first imagined. Namely, the seller can only cover 2% of closing costs, 25% downpayment requirement and interest rates around 4.5%. This is my first shot at this, so I wanted to see if this is standard or if there are other ways to get a better deal on the mortgage.

Thanks in advanced.

Sam