I recommend Sullivan County New York . for that price , you can buy an apartment building with a dozen doors or seven single-family homes

You have a governmental authority using its power to hinder and regulate private transactions creating some kind of “litmus” test based on god knows whatYou have a seller remaining in a home he sold indefinitely.You have a lender that has twice filed for foreclosure You have a profit sharing arrangement upon resale with the seller/tenantYou’re performing repairs/maintenance on a house while occupied by the seller/tenantAny or all these are lawsuit magnets.If you buy a property, and the seller is a consumer, not an investor, you should NEVER do a profit participation.  

There are small local banks that will offer loan products for such properties, you would have to call around and see (small banks with about 5-10 branches often work best in my experience). 

So you can buy a four flat, live in one unit and rent the other three, but you have to live in one unit on the site. 

It's the only path other than calling a bunch.

Let's hop on a call soon & touch base!

There are calculators online but make sure you are familiar because I get a lot of people call me because their loan officer failed to run the numbers and they are getting ready to lose a deal or earnest money.If you want to go FHA you can always put more down but I would take a look at Fannie Mae as well for High Balance areas.  

The contractor has stopped taking any of my calls or the calls from my neighbors who also invested money with him.

I am doing this because this is not the only property I intend to buy so I thought I should start off with an LLC now.

Call your escrow/title company and they may walk you through the process.