I am new to this and am open to being shown I'm incorrect, but I have finally duplicated the problem with a spreadsheet since it was driving me crazy.The formula for "Profit if sold" is Property Value - Sales Expenses - Loan Balance - Cash Needed + Cumulative Cash Flow. 

Not just a lender who can put together a loan document (they all can do that), but someone who is interested in your goals and can advise you in different strategies, downpayment assistance programs, etc that can get you going.From there your financial strategy and the local market will begin to steer you in a direction of homes available and that fit your finances.

They should be able to refer you a lender that can walk you through ways to limit your cash to close.For your specific questions, an FHA loan is probably going to be your best bet.

Commercial loans are larger sales prices.

That is an Investment Rental Portfolio loan.

Will they allow a loan assumption as the new deed owner?

How loan officiers can pay Referral Fee to realtors in a legal way, and NOT as kick back?

@Tracy ScottLike @Wale Lawal alluded to ... the cost to buy a house-hacking property here in Colorado (or anywhere) are really no different than the costs of buying any property, regardless of your use.Upfront-- You've got down payment and closing costs (1-3% of loan amount). -- Inspection (maybe $500) and appraisal ($500-$1,000 depending on market) -- Any furnishings, if you plan to furnish it.

May plan is to pay cash and wait until interest rate improves, then refinance and pull out $150k for a down payment on a second property. 

Personal loan