Mortgage advice for brownstone which needs renovation

My wife and I are looking at a brownstone in Bedstuy which is in need of renovation. The property is a 4 floor, single family that needs quite a bit of work (plumbing, electrical, kitchen, bathroom, a few windows/walls etc). For obvious reasons, ideally we would rather not do a FHA/203k loan. What experience have others had in mortgages for properties such as this? Do smaller banks have better programs? If so, who? Ideally we would love to finish one floor quickly to live in, then finish the other floors over time. We have a 20% deposit, plus at least enough cash to make one floor live-able. Any experience/help others may have in this area would be really appreciated. Thanks in advance.