I did so by living in it as an owner occupant with a FHA loan.

He does not believe in purchasing single units as rentals and that's a place where he has had some bad experience mainly because their occupancy rate is either 0 or 100%.  

With this method, you can use the "projected rental income" without proof of occupancy/renters to help you qualify (income-wise) as long as the rents meet the Self-Sufficiency Rule.

What is the occupancy rate? 

Philadelphia has a use and occupancy tax?

Like this,at the phone call just simply state, our occupancy is limited to 4 people(or whatever you have set) , our credit requirements is credit score over 600, our income requirements are 2.5 times the rent, we screen all adults over the age of 18. 

=============================Title Insurance Company is irrevocably committed to issue to buyer an owners title insurance policy covering the property with standard coverage customary in the state where property is located showing liability in the amount of the purchase price and showing insurable title to the property vested in buyer, subject only to the following(a) Title Insurance company standard exceptions(b) Liens for all current general and special real property taxes and assessments not yet due and payable(c) liens of supplemental taxes, if any assessed(d) any facts an accurate survey and/or a personal inspection of the property may disclose(e) the mortgage/deed of trust/deed to secure debt lien in connection with any buyer financing(f) any laws, regulations, ordinances (including but not limited to, zoning, building and environmental ) as to the use, occupancy, subdivision or improvement of the property adopted or imposed by any governmental body, or the effect of any non-compliance with or any violation thereof, including but not limited to, any disclosure an/or report required by ordinance(g) rights of existing tenants and/or occupants of the property (if any)(h) covenants, restrictions, easements and other matters that do not materially impair the value of the property or the use thereof(i) non-monetary encumbrances disclosed to buyer in writing prior to entering into this agreement (j) any other matter for which the title insurance company agrees to provide insurance at no additional cost to buyer===========================================================

It is now around 2.5 billion/year but room occupancy & food/bev numbers are great.  

I am exactly the category of 10 yrs from retirement (hopefully) looking for buy and hold rentals for cash flow, and looking to finance via 3-5% fha or conventional loan for owner occupant property for our next one. 

If you can do a little bit of work yourself, possibly find a slightly run down one, fix one side, rent it out and live in yours for a year or two as you fix yours and get past the occupant requirements.