Have you looked at conventional loans.  

With conventional loans you normally have to put 20-25% down.

The reason I am wanting this is because I want her to have the financial history behind her for a conventional loan when I hit my 10 properties.

I understand both of these options may result in higher rates than conventional.

Most lenders who offer conventional loan products should be able to help you out, as long as your transaction meets Fannie Mae's delayed financing requirements, found here: What are the requirements for a delayed financing exception?

Many locations in NJ if you are buying on market or conventionally can be pricey.

Here is a possible thought:  'What if' we could turn mobile homes/manufactured homes into a conventional residence?  

Almost everything I have is in double digits.

not employed so debt to income could be an issue getting conventional financing.

.• More than half of San Diego submarkets recorded double-digit rent growth and asking market rents have grown by an average of 17% YOY ($2,600/month).• The current pipeline of 7,300 units will be unlikely to apply much upward pressure on regional vacancy rate.