FHA approval vs 1yr post short sale
I am looking to invest in a 3 or 4 flat rental property and would be a "live in" landlord. I had to short sale a property a little over a year ago in Harrisburg, PA - Relocated for work / bought a nightmare property. I have read that there are some qualifying events / extenuating circumstances that may allow you to obtain FHA approval after 1yr from the date of title transfer post short sale? I have spoke with several lenders.... One of them says it's possible and the other two lenders say 0% chance? Any insight on the above would be greatly appreciated.
I really do not want to wait another two years to get pre-approval before I can even begin to start looking at properties and making offers.... If I cannot obtain an FHA loan what are some other options to secure lending without putting 20% down?