Finding good deals with little down.

[Joseph King]

Hello bigger pockets community. As of right now im in a dilemma, I have about 12k to put towards real estate investing (might not be alot to most). As of right now I am really interested in apartments and owning them for long term. But in order to come up with  the down payments that lenders want would take for ever. I know seller financing could solve this but I havent been able to find any deals. Im interested to know what the bigger pockets community thinks or if you know of  any apartment deals with seller  financing and little to know down payments and at least 85% occupied.