One other thing Dylan, don't rule out Owner Finance properties. This will allow you to circumvent the typical Fannie Mae, Freddie Mac lenders. Keith is also providing valuable advice. If the lender doesn't have to sell in the secondary market your loan, and they keep the loan, it's their banks/credit unions decision. There are always more than one way to skin a cat.
Knowing the right people makes all the difference.
I really do hope all things work out for you. I work with many people in your same situation.
Rob Hughes-Long and Foster-Real Estate INC.