Coming up with a down payment for seller finance deal

[Joe Doman]

Hi all,

I have a deal in the works on a property where the owner is willing to carry back financing. The seller has a small balance left on the mortgage so I need a down payment to clear this and a little extra cash to leave in his pocket. He needs $40k (all together) which is a bit more than what I can come up with in cash (and have adequate reserves for my other units). -I really like this property and feel I have negotiated decent terms...

What are some good strategies on getting financing on $10-$15K?

For those interested, here are the number (feel free to call me out on anything as I like to hear suggestions/critiques)

Purchase Price: 185K

Down Payment: 40K

Terms: 750 Prin only Payment for 3-5  years (still negotiating) then prin balloon

Rent: 1,600-1,800 -- currently rented for 1,600 which is pretty low in the area

Taxes: 4,400

Repairs: 3-5K -- Conservatively, property is in great shape. 

Any questions, ask. Thanks! -Joe