Sometimes the credit unions will like smaller loans, but rarely will you find a big lender that wants to work with you.  

@Becky HoffmanHave you tried speaking with any local banks or credit unions?

The only reason I jumped in on this thread is because I learned as a military officer that when you stand for nothing you will fall for anything.

We do plan to live on this property after we get out of the military.

Watertown is most known for Fort Drum, a military base that the city is largely built around.

Based on no information other than "on a budget" and "as close as possible to NYC", I would check out Belleville, Nutley, Clifton, Union County (Rahway/Linden/Elizabeth/Union), Carteret, and Perth Amboy.

Originally posted by @Elin Anderson:@Yosef Lee Great story, I myself have not started yet, I am in the Military and should be moving duty station soon.

I was recommended Security Service Federal Union.

Drum) and I are running into is with our agent - he is very down on the Watertown area with rental laws, the tenant pool (aside from military) and a lot of the properties we have been looking at (condition wise). 

In your position, I would go in to a small community bank or credit union.