You can make FHA or VA offers if you've had your loan near fully underwritten and you remove 99% of your contingencies. If you've got the brass balls to do this, FHA or VA can work. It's risky, but doable.
My former employer technically has a -0- down Conventional Fixed Rate mortgage (titled Affordable Loan Solutions) however the deal works only if your income is well under the Census Tract Median Income (you would only qualify for a mobile home, if that) or if you purchase in a Low/Moderate income census tract which Irvine has -0-.
The ALS product eligible Census Tracts have a few niche areas in Tustin, Eastside Costa Mesa, and 1 area in Lake Forest (Rockfield and Los Alisos) where you can use the low/no down loan.
My .02c