Buying a second home with Low down Payment

[Robert Pahel]

My wife and I have been looking into buying a new home, and I want to keep our existing home as a rental. The home has a detached garage separately metered with a large 900 sq ft apartment above. My mortgage is low enough that I would cash flow on this property even if I refinanced at a 15 year note.   Here is the kicker, we are looking at a $650,000 home and have low down payment. I will taking commission as the buyers agent but my mortgage lender said I cannot use this towards down payment. I am obviously not going jumbo loan here and would do two conforming conventionals unless I could get the homeowner to carry a note. My lender is saying that a gift and equity line of credit is only way to get this down payment unless I hit the lotto. I have some funds but choose to not drain my account while trying to keep an asset. Any ideas on how to remedy this?