We bought a nearby property and moved out.We're now trying to sell the property, but with close to $100k in non-house improvements (well, electric service, house pad, barn/workshop, fencing, etc.) it's a tough deal for a traditional lender to process.

Our biggest challenge is moving away from traditional lending means as we do not want to wait to accumulate 20-25% down payments in savings before buying multi-family properties.

This can potentially disrupt traditional brokerage who insist a certain fixed fee.  

Additionally, I worry about your approach as it really relies heavily on appreciation in those areas, which traditionally do not appreciate much. 

If you are going to leverage it and get any financing, traditional  lenders like to see 6 months PITI in the bank for each property.When I acquire a property I plan to finish in the first 6 months any costs to rehab or improve the property.

Looking for non traditional financing bc I am newly self employed.

If I choose to go with a traditional mortgage on this property, can I use a FHA loan down the road when I want to purchase my primary residence up here in NJ?

There is innovative energy monitoring/submetering available that allows for electric use to be accurately metered among tenants without separate traditional meters/submeters, and it is an insignificant cost to implement & an accurate alternative to RUBS.

@Mark ZarragoitiaThe relationship and fees will depend on the type of advisory company, but having an expert on your side is critical when investing in non traditional assets. 

When I choose to take a more passive route I will likely combine the two, true MF in traditionally high appreciation markets.if you go the San Diego route there are additional options due to being local like house hacking, active sweat equity properties, self managed (provides a learning opportunity but is work), etc.Good luck