St Louis City - 1st time home buyer - 4 family - need guidance

[Tara Myrick]

Hello everyone...I need advice...ok...here is my scenario

-Pre-approved for $140k (HUD 203K loan)

-1st time homebuyer

-looking at 4 families (LRA/MLS/Tax)

-looking at properties in St. Louis City (North City-$1.7B NGA project coming)

-was told by mortgage broker that i cannot receive any down payment/closing cost assistance because i am seeking a 4 family

-was told I need at least $10k down payment/fees/closing costs

-don't have $10K in cash

-want to ask a friend to loan me $10k; but don't know what I need to offer her in return for $10k loan

-what options are there to pay her back if she does loan me the $10K?

-what other other options are there for me to use OPM (no IRA/401K)?

everyone, i really want to jump out and get a property.  i know i don't know everything and I will make mistakes.  but, i cant keep sitting around be afraid to leap.  PLEASE ASSIST/GUIDE ME.  Thanks.  Tara