For FHA, I would ask your lender to confirm that they considered the 100 mile rule in calculating DTI.

Again, knowing nothing about this particular company, my bet is that type of company will require money up front just to consider whether they can help you out.  

You are comparing your units to other units like yours, however, you may want to consider what makes your unit better.

Maybe consider an HSA for the next year.Hire your wife, kids and other relatives.

To omit that unreported loan is considered to be bank fraud.

To structure a partnership, consider forming an LLC where you handle property management, renovations, and operations, while the investor provides the down payment.

Once you graduate and have a steady income, consider house hacking as a beginner-friendly strategy—buying a small multifamily property, living in one unit, and renting out the others to offset your mortgage.

We consider ourselves a "non-denominational" retail space meaning anyone can join our community. 

The interest rate and down payment requirement are lower than if it were considered a second home or investment property. 

I'll only add when talking to brokers have a "buy box" defined and research commercial deals to understand it as best you can before you have your first meeting or your broker contact will likely consider you to be a low-chance buyer and not take you seriously.