My wife keeps telling me about a $0 down payment loan option that she’s been hearing about where if you can show that the rent will be greater than the mortgage, this type of loan will require $0 down or lower than the 20/25% requirement. 

What made you interested in investing in this type of deal?

Find a local land use atty who is familiar with these type of cases and lean on their experience.

I know some people online say that the government covers repairs but I haven't seen that in any of the documentation and from what I've heard from fellow investors that is a lie.

Some have suggested a postnup to clearly document the downpayment is a gift and not part of community property.  

Title companies would do these types of deals.The ones that may not be insurable are the ones that were sold at tax deed sale, that you would need to first talk to a title company about.

The level of risk you face with a lease option depends in large part to the type of lease option you are doing. 

Where do I go to find lease documents on all 50 states as advertised by becoming a Pro member?

What type of investment properties and strategies are you interested in?

When setting up an account with a credit reporting agency, a landlord and property manager will submit a simple credit access application and supporting documentation that proves their need for access."