Ideas for funding/financing multi-family properties!?

[Robert Zazac]

Hello BP members!  I am a Pittsburgh investor currently shopping for a new multifamily (2-4 unit) buy and hold.  I have come upon a triplex, fully rented on 1 year leases and cash-flowing, that combined with operating expenses, project it in the 12-14 cap range.  C neighborhood.  I have some positives in my favor, but also some challenges, in getting it funded.  I'm looking for suggestions.  To quickly sum up my situation:
-I am a duplex owner, and therefore landlord experience.
-I have cash reserves, but not enough for a full 25%-30% conventional down payment on this property, and don't necessarily want to wipe out all my cash reserves on a big down payment
-I have excellent credit and have never missed a payment of any kind.  I have no bad debt and keep my expenses very low.
-One of my main sources of income is as a waiter, therefore I do not have a strong W-2/Debt-to-Income- on paper.

I'm looking for solutions.  What type of loan products could be possible?  What type of alternative means of financing, possibly in combination?  Through research, some things that have come up are portfolio lenders, commercial loans, partnering, co-signers, Personal lines of credit, and creative financing.  All with some positives and yet drawbacks and obstacles.  I know a private lender would be ideal, but I don't know if I've built up enough of a track record yet to be able to convince someone to invest in me yet.  Tell me if I'm assuming wrong.  I know there are others who are in a similar situation as me, so any suggestions are greatly appreciated.  Thanks in advance!