Looking for financing on a home listed for under 40k in New York

[Dylan Campo]

I'm looking to purchase an investment property in New York thats listed under 40k. Several banks and credit unions I've dealt with aren't willing to do loans under 50k in New York state. Hard money lenders that I've checked out on this site aren't doing loans that small in value either. 

Seller financing seems to be an option but I'm not too familiar with it and I don't have a good idea on terms that make sense for doing something like that. Any tips or info would be greatly appreciated.