There are different programs for 1-4 units, 5-8 units, and so on.

These days too many people have too little coverage in case of a rebuild so you do want to make sure you understand the true cost of a total loss.

I too appreciated your response, so your recommendation will hold a lot of weight. 

I just can't accept such a constant ever increasing loss, even if I can afford it. 

I would protect myself and cut my losses so I was not looking over my shoulder or getting high blood pressure every time I heard a knock on the door (hoping it is not the FBI showing up to ask you some questions). 

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.

Looks like there is one program that has not closed yet in Ohio, maybe not the right county, but I would call anyway, they typically know who else could help.https://nlihc.org/rental-assistance?

New Orleans Project Home Again (Louisiana): Implemented after Hurricane Katrina, this program involved a land swap and redevelopment initiative.

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.