Study subordination and substitution-of-collateral techniques. Search the archives and read the related posts to gain a background. By utilizing these approaches you can apply the loan proceeds to your deal costs. Otherwise, the money is unavailable for down payments or closing costs so you won’t be able to use it for the top part of the deal.
How is your credit? if you have high scores you may wish to talk to a loan officer about NINA loans (no income, no asset).
If you have an approval but don’t have the down payemt then perhaps you can dry up a credit card and put the money in your account. After 60 days it will show as seasoned funds and be applicable towards the DP in a conventional owner occupied loan.
Last note, on owner occupied some brokers can go up to 100%. I had an offer on a house last month where the buyer was qual’d for 100%. I don’t know how but she had the letter.