FHA is a great options and you only need 3.5% down but there is also Fannie Mae 5% which can save you a little more money.When you purchase a 2-4 unit as a primary you can also use the other rents/doors to qualify.

Have you looked into Fannie Mae loans?

@Mack Owens check this out “SERVICING: D1-4.1-02: Allowable Exemptions Due to the Type of Transfer (11/08/2017)This topic contains information on allowable exemptions due to the type of transfer.Unless the previous borrower requests a release of liability, the servicer must process the following exempt transactions without reviewing or approving the terms of the transfer:~ the LLC is controlled by the original borrower or the original borrower owns a majority interest in the LLC, and if the transfer results in a permitted change of occupancy type to an investment property, such change does not violate the security instrument (for example, the 12 month occupancy requirement for a principal residence).Note: The servicer must notify the borrower that a property transferred to an LLC must be transferred back to a natural person prior to any subsequent refinance application in order to meet Fannie Mae’s Selling Guide underwriting requirements.”

Helen,There are more than a few loan programs that offer a low down payment and fairly easy to qualify for a new primary home.FHA 3.5% Down,  Fannie Mae 5% Down, Fannie/Freddie 3% First time home buyers programs.Credit scores under (695) I would suggest FHA due to flexible fico requirements. 

Quote from @Michael Baum: It does seem that way, but all the lenders were pretty adamant that they lend on the value of the property not the revenue.On a related note, with conversations I've had recently, I know that there are Fannie Mae backed investor loans that can take LTR rates into account without dinging your DTI.

But also I read online, that I can't use FHA or conventional loan sold to Fannie Mae and Freddie Mac with an LLC.I already used my FHA with the duplex and I can still use conventional primary residence home to buy 1 property.Is there a way to use all the available personal loans, FHA, conventional primary, vacational, etc and then add those into an LLC?

@Christopher WingoThe FHA 203k, Fannie Mae Homestyle, and Freddie Mac CHOICERenovation are all renovation loans based on ARV. 

That two year guideline was in Freddie Mac guidelines, the last time I looked.Fannie Mae will still let you go up to 10.

@Frank S. 15% down for investment properties is totally doable and meets the Fannie Mae/Freddie Mac guidelines. 

Did you ever look into whether you'd get a better rate with a Fannie Mae/Freddie Mac loan?