Outside of raising money from others or seller financing, I am looking to see if there are private or other lending options that could cover 10-20% of a downpayment on these loans with a shorter loan term of say 5 years.

So all of the gain and depreciation recapture are initially still tax deferred.However, like Joe said, the down side is later when sold  you lose the 1031 option. the client will pay tax on all gain and depreciation recaptured from before the 1031 also. 

House hacking is probably your best option.

Quote from @Patricia Steiner: There are several lenders who offer low/no closing cost options for first time homebuyers.

The condo will limit the rental options to age restrictions. 

If you need an option that isn't as document heavy, a DSCR cash-out might be a viable option if it's an investment property.

Seems like you're in a good spot with lots of options.

I really like Lease to own option to get into deals without having to take on massive debt.

**Cash-Out Refinance/HELOC:** Another option to avoid paying capital gains taxes is to not sell the house at all.

Rates may still be high, but sometimes they’re more flexible with repayment options than a mortgage refi.Family Loan Structure: Since you have an existing interest-free loan from family, you could talk to them about restructuring or even adding onto it, if they’re open to it.