FHA allows 3.5% down on 1-4 units...UNLESS YOU HAVE A NON-OCCUPANT CO-SIGNER.And so, my loan officer worked for about 10 days to find another appraiser who was willing to categorize the property as a single family (again, that’s how it was zoned with the county, and because of the layout, locking or unlocking one door at the base of the stairs makes either the entire home accessible to one family, or splits it into separate units.)The seller agreed to wait for this appraisal, and luckily, the new appraiser classified the property as an SFR, but once the loan got to underwriting, the FHA-board decided that due to the upstairs kitchen and the completely separate utilities, this home would STILL be classified as a duplex, and therefore, with a non-occupant co-borrower, I’d be required to put down 25%.This is probably a good point to mention that I’m using a first-time home buyer program for the state of Oklahoma, which gifts you 3.5% for your down payment.

My current financial situation:a) I have $16k in accessible savings that was meant to be my cushion for this property in the event that I had to hold it for a while vacant, (still is).b) I work in the architecture field, which is dependent on a decent economy to get new work.

NAR also signed a coalition letter(link is external) that would encourage Congress to provide readily accessible, unsecured credit to employers and self-employed individuals of all sizes to ensure they have the cash to pay their workers, rent, and other costs during this crisis:Suspend the filing of business returns and the payment of all business taxes to the federal government for the duration of the pandemic; and amend the Tax Code to, among other items, restore the ability of businesses to carryback any net operating losses against previous year tax payments;Suspend the application of the Section 163(j) limitation on interest expense deductions for tax year 2020 to avoid penalizing businesses for borrowing during this crisis; andSuspend the Section 461(l) loss limitation on pass-through businesses to allow businesses to full deduct any losses they incur this year.Essential Real Estate ServicesNAR is working with state associations, many of whom are reaching out to their Governors to request that certain real estate services be deemed “essential services” during emergency declarations.

@Janelle Hicks Given your situation and what you've shared, I would take out a HELOC to have access to the credit line. 

A HELOC account may give you access to funds.

I have quite a network of legal/tax/accounting individuals, as well as access to capital.

This is so that we can come up with a payment plan and provide access to resources to assist you as quickly as possible.Although it is not yet law in Ventura, we will not evict you for nonpayment of rent through the end of May.

For PDX you need to live on the property for 9 months of the year and it needs to have a permitted bedroom with access to a bathroom. 

Best way to do comps is to get yourself MLS access.

There are a few self-contained guides that you can access here: https://www.biggerpockets.com/guidesAlerts can be really helpful too: http://www.biggerpockets.com/alerts