@Jonathan Wildy if you go this route please make sure that you have a plan to refinance out of these types of loan products eventually.  

A lot of small mulifamily owners incorrectly assume that deferring maintenance will save them money (it doesn't in the long term)  that leads to the deterioration of buildings, also these units tend to have some of the cheapest rent in town and can be poorly run. 

The value adds here are unique as you can still find true off market mom and pop assets that are very poorly managed.

It too often leads to disappointment or surprise with compensation after completion, being cash-poor and/or in debt service for decades.

This wasn't a home run for us, but a solid base hit with a product we were very proud of at the end of the day.

When you're looking at a non-QM loan/lender, they tend to have a bit more flexibility in underwriting guidelines compared to the QM product (but that doesn't mean it's a lesser/riskier loan, just that they have different ways to satisfy certain requirements). 

A duplex investment property you are going to be limited to 70% on just about every loan product. 

@Dean Klein The product I am thinking of is a conventional loan with 5% down.

It is also important to know that there are no shortcuts to being successful in real estate—there are no products or tools that will do the work for you, either.

He has 9 houses all in poor condition, all occupied by people with low income scrambling to keep a roof over their heads.