I have three properties with Mortgage payments.

I’ve approached a local bank in Upstate New York offering a 30-year loan with a 10% down payment.

If the husband defaults on the loan, it could affect the household's financial situation, potentially leading to missed payments on other obligations or a decrease in property value, which might influence her credit indirectly.3.

I know I can reach out to some mortgage brokers to connect me with a private lender for most of the mortgage and then I would just need another lender to supply the down payment and renovation money.

Now this might be controversial and some people may disagree with me (even some of my coworkers here at BiggerPockets may have a different opinion which I completely welcome), but I really don't think you should invest OOS in this current macro environment with less than $100k (down payment + reserves).

Many don't qualify for low down payment/FHA for a variety of reasons, especially the ones sub 200K. 

This is when you buy a primary residence (1 to 4 units, the more the better) which you can usually get for a very low down payment and get the best interest rates on and then rent out other units and/or bedrooms within your unit to pay for the mortgage and other expenses.

near 0% and 0% options with DPA's exist (down payment assistance) programs.

They have their own payment platform (you could use Stripe... or GuestyPay), they have their own dynamic pricing (you could use PriceLabs... or GuestyPricing), they have their own smart locks (you could use RemoteLock... or GuestyLocks), etc. 

BRRR house hacking using 5% down loan and applying down payment to renovations forcing appreciation is tough to beat and allows you to move quickly in NJ.