Renting out condo, purchasing second property less than 20% down

[Aravindha Chellappa]

Hi all, my first post here.

Currently we live in a condo, but we would like to rent this out and purchase a SFH in sometime.

We have been only in the condo for a little over a year, and already refinanced twice (twice on a 30 year, and now to a 15 year term). Our DTI is good, credit scores are good.

Current liquid on the condo is about 50k (+/- 5%). We are still less than 20% so paying PMI but it's not too bad (~$20/ month)

Pending mortgage on condo :~$260,000

We are looking at renting out this condo and moving to a SFH. Purchase price would be around $400,000

For a SFH that we would be interested in,

1/ can we get a mortgage for less than 10% down?

2/ if so, what would minimum down that we can get mortgage on - 3%, 5%?

3/ is it recommended to go via mortgage brokers vs a standard agency (say, Chase/BofA, etc)

4/ the area we are looking at is Central /South NJ,. Are there any NJ programs that are available for the above scenario?

(credit scores > 760, and car loan for $300/ month being the only debt, if that matters)

Any insight and guidance is appreciated. If you need me to clarify anything above, feel free to ask.