re: Is it possible to get a 1 mil real estate loan with 10% down

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It will cash flow with 3 units rented 85% of the time.
Looking to rent 3 and renovate 1. As each unit becomes vacant I would update to add value. Once all 4 are updated I’d either keep 1 and rent 3 or look to sell and take profits.

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I think I'm a little lost. Are you planning on occupying one of the units in this property as your primary residence? I don't know what you mean by "keep 1 and rent 3."

The most recent maximum loan limit chart that I got from my banker a few months ago set the conforming loan limit for a 4-plex at $871,450 ($1,307,175 for high cost areas). If you're going owner occupied, you might be close with a 10% DP, depending on your debt-to-income situation.