Right now it's impossible to find even 10% ROI properties on the MLS in htis area (if you know otherwise then please share these neighborhoods!)

Almost impossible to find something with A/C.

The other loan programs mentioned my Amy vary so widely by lender, it is impossible to list their specific details.Just as an example, here are just a few of the things that are wrong with the Freddie Mac loan specifications posted by Amy:Freddie Mac Small Balance Loan Program The rate is NOT fixed for a range of 5 years to 30 years.

I get that it may be difficult or impossible to get exact numbers.  

I've been having no luck. 3 lenders now have told me my foreign address makes it impossible. 

It's not impossible, but I do feel like Llyod Christmas in Dumb & Dumber "... so you're say'n there's a chance!".

This means renting a room to work for the summer is almost impossible. 

Impossible to say without knowing more specifics. 

Based on our research, it's going to be nearly impossible to cash flow in the area unless I bump up my down payment to ~35-40%. 

Even if you were able to find a lender that could offer 80% of the SF property values (which would be hard to do but not impossible) it still wouldn't provide very much room.