Need Low Closing Cost investment Mortgage - 3-Unit Upstate NY

[Paul M.]

Looking to buy an investment property for around $110k. It's a 3-unit, located in NY's capital region.

I currently have an owner-occupied 3-family and my PITI is around $1610. Excellent credit. Good DTI; significant student loans, but payments on the loans are only around $200 on income-based repayment.

Have around $35k cash available and can take a loan from my defined-benefit pension for an additional $4,300. 

The issue I'm running into is I have around the right amount of cash right now, but reserve requirements are killing me because I'm looking at an additional $7-8k to close on top of what I have available based on most quotes I've gotten.

Does anybody know any no- or low-closing cost lenders I can turn to to get this deal done? Or ones that don't require reserves? I know the down payment alone on a 25% conventional will be around $27k... That doesn't leave me much wiggle room for closing costs when reserves are factored in.

Please let me know if you have any ideas or referrals. Thanks!