The only other option would be to get a coborrower to bring the down payment or get seller financing with a lower down payment. 

Cross-Collateralization – A lender may finance the full $160,000 purchase by using your existing properties as additional security, lowering their risk and possibly reducing your down payment. 5.

Being part Alaska Native, there was incentive where they would pay your down payment and we utilized that tool!

You search for existing guides, select the best and provide the link or the document to your clients.

I have enough liquid money for the down payment for the hard money lender, but that'll leave me with zero cash for closing costs, realtor fees, etc.

Her parents would have some income coming in with interest, and we wouldn't need a sizeable down payment to purchase the house.

My recommendation would be to get approved as a Landlord, contact the director's office and request that an inspection be completed before a tenant is selected (sometimes they will do this as long as you select a tenant within 14 days - which you want anyways), and have an online application and screening resource in place.  

You are still in the hook to make your underlying payments though. 

They will get the biggest payout you are entitled to and take a cut of whatever they get for you as payment I believe.

I am looking to refinance because I have a 5-year balloon payment that is not too far away.