Have you tried private money, credit unions, smaller local lenders or portfolio lenders (they keep their own loans--don't pass on to Freddie/Fanny.)Of course you could sell the property, take a profit, and do another deal. 

Hello everyone, totally new member from Union City, NJ. 

@Jordan Bochner I know a few local credit unions will do 3%-5% with PMI for owner occupied single families.

Your best bet may be to find a local credit union as they tend to have more flexible terms and higher LTV's than traditional big box banks.

I have read that credit unions can have more flexibility in lending to small businesses.  

Barely missing the African Mahogany display cases close by. 

A good source I have heard are credit unions as they are not governed like banks.

Some banks have different requirements, but two that I work with structure loans as follows:Bank 1:  is a local portfolio lender, requires a 6 month season period, does 15-20 year notes with 5 year variable interest, super quick turn around on refinancesBank 2: is a credit union that does commercial loans, doesn't require a seasoning period, but does require a lease to be in place, does 15-30 year notes, rates vary depending on note term, and they will allow a 10 year period before the rate changes, super slow turn around on refinancesI opt for option 1 because I don't like to be slowed down for 3-4 months waiting for a refi, but I also have a great relationship with my bank, and tell them what other lenders are doing and see how closely they can match the competition. 

I’ve looked for smaller local banks/credit unions in Brooklyn and NYC area but didn’t come up with any that folks recommended on here.

I would call your local credit union and discuss commercial loans.