In my case I would like to take advantage of first time homebuyer grants and hoping there are mortgage programs out there for government employees.

This deal also partners with the banks program of 0% down and no private mortgage insurance.

As for an owner occupied primary, I'm also going to put this out there that there are 'no income' programs out there, but there's few lenders who offer so you'd need to find a mortgage broker who's hooked with those specific lenders to help you there.  

There’s also programs like Propstream and others that can show you what homes sold for via MLS & public record.

@Isaac S.Yes there are loans for 2-4 unit properties for 20-25% down but there are also programs for 10-15% down you may qualify for.

I found that program pretty easy to use / fill out and submit my taxes.The more complex your situation, the more likely it is that you will need to find a CPA to complete your taxes. 

Apparently FHA has fixer upper program.

Other factors that could effect what program you can qualify for is your Debt to Income and credit score.

With 780+ credit and 40% down coming from our own home sale proceeds, using our current lender's "customer for life" program to re-apply, and with perfect payment performance over 8 years with them, is the 28% front end DTI written in stone, or is there flexibility?

If so, you'll probably only be able to find windstorm coverage through TWIA (the state's program, any insurance broker should be able to write a TWIA policy.