Can't Figure Out Financing

[Mark Smith]

I've found a property I would like to purchase, but I'm having a hard time figuring out a way to finance it.  The asking price is $120k, and the problem I'm running into is that I cannot use gifted funds for the down payment on an investment property (this is according to Fannie and Freddie).  I only have about $5k of my own cash, which is why I am in the position of using gifted funds.  It also looks like 25% down would be required.

Ideally I was looking for an 80% LTV fixed 30 year conventional mortgage. Also, I would not be living in the property. Does anyone have any thoughts?