Also the recent payment history on the husband has been good. 

I was initially approved for 15% down payment for a 2-4 unit, so I had a higher budget thanks to that.

My question is, are there lenders that are willing to do a loan to an unemployed person but with a 2 year history of making payments.

My mom wants to partner with me and buy property together since she has perfect credit and a better chance at being taken seriously by the banks that will give us a mortgage. we are going to go 50/50 on the down payment and all expenses/maintenance. we will be getting an fha loan and putting 3.5% down which will allow us to have a big emergency fund.

I won't have a down payment and I'm exempt from property taxes.

We figure getting our siding redone to cement plank siding and putting in standard-sized new construction windows for 10,000 - 12,000 is a better deal.Our SBA loan for our house is still processing but we were approved for 125,000 for damages and 38,000 for contents @ 1.75% for 30 years, payments deferred for the first year. 

Rates well vary widely depending on credit and down payment amount.

Hello BP,I am still figuring out financing for a 4-unit turnkey property I have under contract (for buy and hold).I wrote in a previous post that my lender increased the down payment required for purchase and I don't have it.

My strategy was always to put my best foot forward - get a solid deal lined up, make sure the numbers are legit, pull the equity out only when the payment will be covered by an investment and still have a happy marriage.  

When rates go up HELOC payments can go up quickly.