Your situation is very unique.

You might get lucky and find a local lender that services their own loans that could make it work but I wouldn't rely on it.However, every locality has unique programs aimed at getting people into houses.

If you get another federal job before the repayment is due (90 days from separation), they MIGHT allow it to continue as a loan. 

As a 30 year resident, it just seems to be a lot of new attention paid to rentals.There is a unique area in City of Denver, part of zip 80222 that is Unincorporated Arapaho county.

@Kenny ClarkIf you received the downpayment as a gift from your father-in-law, undoubtedly he will be required to sign a declaration that the funds are a gift (with no expectation of repayment).  

I recently acquired a unique property that has paved roads, underground utilities, including water, sewer, electric and phone.

Otherwise you need some regular income to show that you can repay the loan.

Most everyone uses a percentage to quickly analyse properties but each property is unique.

They give me loans through a unique LLC that my partner and I guarantee through the equity in our other properties, as well as our relatively high personal income.

DIY Choose your market Use an excellent property manager Choose the right property - depends if it is the right location Talk to local investors to get a feel for the market2.) long distancepartner "boots on the ground" Can bring many challenges with it Go on bigger pockets forums a lot to minimize riskTurnkey Buying an investment that is remodeled with tenant in place and property management company in placeBenefits: service ata distance, market insight, professional staff, marketing machine, managementexperience, simplicity.Downside: financial,analytical, ethicalCh. 7 Types of Rental PropertiesSingle-family homesPros: plentiful, strong exit strategy, involves fewer bills, easy to finance, easier to manage, more stable tenants, better appreciation, less expensive to buy, Cons: high cost per unit, slower to scale, limited loans, expensive rehabs, more competition Multifamily Real estatePros: more cash flow possibilities, one loan and multiple units, one insurance policy, math over emotion, business not a hobby, income valuations - based on ROI they give the owners, less competition from homeowners that jack up the priceCons: More expensive, more management intensive, more savvy competition, more complicated, fewer to choose from, government regulationsCondosShort for condominiums Each unit is individually owned by a person HOA feestownhomesLess apartment feel Usually share a wall with the other unit Still have HOAsREOs/Foreclosures - "real estate owned" Usually something distressed about the property - investors need to see past the superficial flaws Banks are numbers-driven, not emotionalFixer-Uppers - a property that needs significant or minor rehab donePros: less competition, forced appreciation, potentially more cash flow, unique financing optionsCons: hidden expenses, stressful, more out of pocket costsQuestions you should ask yourself: How bad is it?