Even a blind squirrel finds an acorn now and then.  

Closest thing I had was a ground squirrel that got in the house.

Since I work a full time job right now, sales are just really nice bonus checks that I am able to squirrel away entirely for when the right deal comes up.  

Of course I will need more than down payment assistance, I will need working capital in the event something unplanned happens.

Vacancy, high and unplanned capital expenses (roof, A/C, plumbing, electrical, etc...), repairs, tenant trashes your house, drop in the market, spike in insurance rates, property management, and the list goes on.  

See if he would consider allowing you to do a lease option... given your unplanned situation.

Are you the Squirrell?

I reviewed my monthly income and outgoings and projected this for the rest of the year, including planned and unplanned expenses.

Had we went with the 5-year fixed (and still rounded up our payment to the same amount), we would have paid $15,341 in interest and squirrelled away only $17,449.  

There were plenty of unplanned expenses year one.As for your question, it hard to find lenders doing equity lines that will get back your down money anytime soon.