Talk to lenders and have some options ready to go and have clear buying criteria.

So brainstorm the different options then pull the trigger!

I have heard about doing deals with little to no cash down but I'm skeptical about whether creative financing options are truly viable.

Is there a month-to-month option?

We are proud to offer a wide range of loan options at competitive rates.

We take your info and we let Lenders battle for the deal offering their best options.

Quote from @Samuel Pavlovcik: @Nicolas Tow Your Architect is correct that it sounds like the only option for you would be to obtain a Zoning Map Amendment to change to RT3.5 or higher.

However, some investors don't mind this strategy if they prefer not to put a lot of liquid in up front and plan to refi out within a few years of closing (which seems to be a great option with the talks of the FED reducing interest rates this year).It really comes down to investing in a growing market, in a good neighborhood & building a great team to support you.

none of the above  Any insight into other options?

I did a lot of research on options.