Jersey City tends to fluctuate with rent control laws, right now they are more favorable for landlords then they have been in the past.   

Have the tenant pay for repairs and maintenance with future rent increases by using a line of credit.

In some cases they cannot pull the money out because it is now (Non-owner occupant) an investment and their credit union or bank may cap them at 70% or 75% MAX LTV.Nothing wrong wiht putting 10% down on a primary but look at the rates on both 5% and 10% usually when you have PMI built in the rates stay the same.

Approached the seller asking they pay all closing costs, received enough credits to buy down the interest rate back into the 5-range (current rates were in the 7-range).

Small banks and credit unions focused on farm/agriculture tend to be the most aggressive with land/lot loans.

To do well, build a strong money base, keep a good credit score, and look at other loan types besides FHA.

Approached the seller asking they pay all closing costs, received enough credits to buy down the interest rate back into the 5-range (current rates were in the 7-range).

Depending on the lender and program your biggest hurdles might be credit score and income and time in job. 

We had to pay the utilities directly to Baltimore City to stop the late fees from piling and have our credit affected.Maverick, on the other hand, continued to advise us to be patient.

Some of the specifics are credit score, DTI, signed lease agreement, and whether or not the lender accepts rent (house-hack) as income.