Where in New York? In the NYC, suburbs? Not all condo associations require board approval. (Co-ops yes, condos, at least outside of NYC, no.)
If you are veteran, you may qualify for 100% for a VA loan. I just closed one successfully and with no hassle for a townhome.
FHA approved condos will allow 3.5% down and a sellers concession. Or you can purchase a PUD townhome (you own land underneathe) which does not require FHA approval.
Please speak with a mortgage broker. I know several good mortgage people and I am happy to share them with you. Let me know.
Best of luck!