I know of one particular loan program in Columbus (I'd need to see if they service Dayton) that offers 0% down for owner-occupants.

The 25% has to be your funds.Now, there are non conventional options that would be a bit more flexible but even most of those programs will require at least 20% down with no second mortgages filed on the property. 

And don’t sleep on local banks or credit unions—they sometimes offer flexible portfolio loans that could work for a deal like this.Since your wife qualifies as a first-time homebuyer, check out any state-specific programs or HUD options for down payment assistance.

Control the humidity, mold goes away. 

Some rehab lenders have favorable refinancing programs to convert the rehab loan to permanent 30 year financing.

I would also recommend paying attention to the landlord restrictions, rent control and overall laws as it relates to owner/tenant relationships.

We are starting to see more sellers open to real estate contracts and have some great lenders who have great programs.

This criteria is for 1-4 and 5-8 unit programs.

What would be considered the easiest program for small hard money lenders to use to track loans and history and sending out 1098 's?

If you do not have (2) full years of 1099 you can still get approved for a mortgage using a Non/QM program like a "1 Year 1099" program or Bank statements.