First, there may be programs in the cities you're targeting, for down payment assistance.
You might also look into having a relative "gift" you up to 3.5% you'd need for an FHA loan. ( Assuming you have at least a 620 FICO score?)
I have two excellent lenders, I work with, who can help you, if anyone can. One is Cory De Pass with iMortgage, cell: 949-929-3789, and the other is Joelynn Warner, with Prime Lending, cell: 949-370-1027.
Give both a call - I'm sure either one can help you. Good luck in your quest.
Oh, by the way? I know a pretty good Realtor, also.