5% down conventional owner occupied for CA on 2 unit?

[Billy Bob]

I've been calling around talking to lenders about a new purchase mortgage. It would be an owner occupied 2 separate units (two houses on one lot). $106,000 purchase price, 5% down. Lender needs to include up to 75% rental income from 2nd unit for qualifying (like FHA). My FICO is 700.

Tri Counties Bank, but their fees are high and they make the first 109 payments at a larger amount. There closing costs and fees are also high, so they're out.

Patelco CU, but it seems their rates are a bit high and I need to call them today and see if they can meet my requirements.

Union Bank Equal Opportunity Mortgage will do what I need, their APR is 5.375% including their MI. This may be an option.

Fremont Bank and they will do what I need only on an FHA, the rate is 3.75% with 0 points. They can't do a 5% conventional because their MI carrier won't insure it.

Does anyone know of any other small banks or lender that loan in CA that meet my criteria? Any that will accept a higher front/back DTI like FHA and Fremont Bank?

Lastly, FHA upfront on my loan is about $1,850. With a rate of 3.75%, it seems FHA could make sense in my case?

Thanks in advance!!!