Shopping lenders for a 4-unit investment property in Clinton, Mississippi.

Purchase price/offer: $275,000
Property: 4-plex, non-owner occupied
Loan: Conventional, 30-year fixed
Down payment: Comparing 20% vs. 25%
Gross stabilized rent: ~$4,800+/month
Current/committed rent: $2,450/month with 2 units vacant
Borrower: Strong credit/income and liquidity for down payment, closing costs, renovations and reserves

I'm already talking with several lenders but want to benchmark the market.

What rates are people actually getting right now on non-owner-occupied 2–4 unit properties?

Particularly interested in:
Rate / points / lender fees / PMI at 20% / minimum down payment

Mortgage brokers/lenders licensed in Mississippi are welcome to DM me with an actual scenario.