If you have family FHA allows 3% down and then family can even do a gift for all or some of it.

A wise person once told me that we all have gifts meant to handed out to others.

In the month of December I send each tenant a $50 Target gift card (rents are a $1000-$1200/mo).

I would see if your family friend can gift you the entire 10%, explaining that it is a gift in writing and repayment is not required.

You can look up FHA loan gifting guidelines and even guidelines for non-occupant co-signer as I don't think you meet gifting requirements.

I can even advertise that as my gift to them.

I cant tell you how many times I have essentially given away money I rightfully deserved for my hard work and expertise, out of my desire to be "fair" and to use the gifts Ive been given to help others.

Let's be intentional about this equity building exercise.I'll even through in a $20 Home Depot gift card if you meet your goal.

Thats awesome.Remember, never look a gift horse in the mouth.

I even send letters in November reminding my tenants that the best gift they can give is the roof over their family's head.