Open to Bergen, Essex, Hudson and Union counties.

The local credit unions have told me they need at least 20% down and rates are like 5.8 or 5.9%.

Here's my situation: I want to buy an investment property at 20% down (which would be $10k-11k).I can get a loan for the down payment (talked with a credit union already).

If you're a fan of local Credit Unions, Amplify CU is great!

I'm ignorant on the subject but from what I have seen many people say that local credit unions and banks are by far the best way to go for loans and bank related transaction for single families.

Pentagon federal credit union...up to 80% LTV.

I recently bought in Union Township (clermont county, east of Cincinnati) which has much lower taxes and water/sewer cost. 

Try the local credit union.  

jordan, you beat me at my first year.i sold my first only rental a single wide trailer on own land feb 2017 which only paid loan earned $ 7k, profit on depreciating asset, all while living down street in foreclosure i bought earlier, zero down, since it had 2 "homes" on 15 acres  i had it surveyed with new deed and subdivided  the 3 acre back lot camp barns, then went credit union put debt consolidation note on camp since owned outright, no appraisal or inspection needed,  cleared ratios to refinance the bigger nicer one home, used that money cash out to help me buy a 3 unit, financed fix up money, then moved into 3 unit, rented primary home, rented 2 other units, then with 3 rental units income qualified just bought 3 b1 b house to rinse and repeat now in process to refinance my fixed up 3 unit. now i just incorporated after joining bp, thats all in last 15 months. now if i can get enough cash out refi on my 3 unit im praying for good appraisals to buy reo down street to rinse rehab and repeat and im still not sure im doing it right. im still using banks or credit unions. love find investor to simplify process and reduce paperwork.i tried listing my camp on air bnb but no one wants rent off grid river front home. lol.now got hire crew and management. 

Sounds like I need to stop using my local credit union as a one-stop shop.