Place an over-under stove on the small wall opposite the top of the bathroom and leave the sink and fridge at the top.

I use a company now that does the verification but that company is too small for me to depend on.

I guess my point is isn't one of the difficulties of my situation that I am putting down such a small down-payment?

Make the local small banks fight to give you a loan!

Also, please go visit the area(s) your serious interested in... small price to pay against a much larger investment.Let me know if you have questions/help, I'm one of many (like you) who's gone out of state because it's crazy here..

You can't do real estate small.

Small deals small profits. 

I’m looking to create small streams of revenue to to save and create for my future.

I have the VA loan at my disposal and am targeting small MFH in better school districts (considering Loyalsock, Montoursville, and South WIlliamsport)  as I would like to house-hack and will have kindergartner next year.

(combined between the guarantors)Not sure if I can post links in the forums: http://www.crefcoa.com/freddie-mac-small-apartment-loan-program.html