Looking for advice buying a primary residence along with a multi-family.

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Hey appreciate any help or advice on this matter.

My wife and I currently live in a house which is owned by a family member. Directly next to it they own a 3-family rental house with a good chunk of mostly open land. My family wants to help me out and are willing to sell me both the house and the 3-family for a discounted price. The value of the property is approx. $1 million and they did receive offers for that price and more when they tested the market out. They agreed to sell it to me for $600,000, which is obviously a substantial discount. The property itself is used residentially but is also zoned for commercial use.

So I went and spoke to my local credit union who told me it wouldn't be a single transaction, they would be 2 separate sales. Not an issue. The problem I'm having right now is they wanted 25% down for the 3 family. So even if I did split the 600K asking into $400k on my "primary" single family(400K is the approx. value) and 200K on the multi-family they still want 50K down on the multi-family (plus double the closing costs so approx. 7-8K x 2 = 14-16K)  

At first I thought no big deal, I've got at least 400k of equity being gifted to me, but I was informed they don't allow gifts of equity for "investment properties" (My stomach sank when I was told this, still don't understand it.)  So now, I'm in a bit of a bind, this opportunity came up a bit unexpectedly, and while I have a decent savings being built up I'm not able to throw 50-65k cash down. My family figured giving such a large gift of equity would be an aid in that area. 

Just to paint the whole picture, the 3-family has 3 long time tenants-at-will who agreed to sign lease agreements and have been consistently and faithfully paying rent for 10+ years. Currently brings in $3,500/month. DTI ratio would be in good order, well under 36%. My wife and I make decent money and don't have a ton of debts. I'm around 90k a year, she sits around 65K. Our Credit score average is around 700.

So I wasn't sure what my next step should be. I've researched and understand there are creative ways such as seller financing or just saving more money, but this a bit time sensitive.  (They're old, not wanting to drag things out)

If there is ANY possible solutions to getting financed I'd like to find it. Seems all the numbers make too much sense as far as having quite a bit of equity and the DTI ratio. Just down payment requirements and restrictions are killing us.

Once again I really appreciate any advice on this matter, thanks. Any questions please ask.