ideas, please!!

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I posted a message similar to this in the creative financing section, but have a little to add. I'm wanting to buy a house in CA, the seller is willing to give it to me for way below market value and stay on as a renter. I'm having issues with financing though. I'm trying to find the lowest possible monthly payments to help accomodate the possible renter, but here are the snags I'm running into with lenders: 1) if I buy the place as an investment, they require 10% down (which I don't have) 2)because of my particular circumstances, I can apply for the property as a second home, which only requires 5% down (that, I might be able to swing), but either a) the payments will be higher than what I'm looking for, b)my debt to income ratio is too high. I know there's got to be a way to make this work, but I have no experience outside of buying my first home in a trancelike state (smile and nod, sign here)I could use some options. I've got very little money to play with, but I could be in for significantly more if I can find a way to finance this deal. Help!!