First time borrows usually need to put down 20%, each lender I have interacted with has someway of scoring you as a borrower.

It sounds like you’re on the up and up with all of those items though, The best strategy is probably to get a different person to interact with your neighbor.

However, this non-occupant co borrower has to be a "family member" Child, parent, or grandparentStep-parent or step-grandparentFoster parent or foster grandparentSpouseDomestic partnerAdopted childFoster childBrother, step-brotherSister, step-sisterAunt or uncleSon-in-law, daughter-in-law, father-in-law, mother-in-law, brother-in-law, or sister-in-lawIf neither of those work, another option, is have an investor that is willing to invest in you and your ability to find good deals.

(BTW, I'm not in Boston).For a great real estate/investor friendly agent, I highly recommend @Stephanie Jacobson; great resource and has a very interactive personality.Much success !

Stoked to be here and actually getting a chance to interact with the community I have been listening and reading about for so long!

@Dave Foster this is not the answer I want, but it is the answer I can use to move ahead.

Also be sure to check out our free eBook, "Using BiggerPockets to Grow Your Business" for tips on the best ways to interact with BiggerPockets' members to increase your exposure and build your business.You can get it at http://www.biggerpockets.com/b... for understanding.

Don't get me wrong, I love the interactive world of real estate, but you should have a pulse on your business goals and objectives. 

Again, the BiggerPockets store has some books for this or you can learn by watching podcasts, reading blogs, and interacting on the forum.

-identify the location-identify the type of properties (narrow down your scope)-understand borrowing-understand relationships with agents, wholesalersthis list can be generic and very long, but as you keep narrowing down your choices, the fluff will self evaporateWatch some videos here on BP about how to buy your first rental property, listen to podcasts, interact with other investors...good luck to you on your journey!