Off market commercial deal financing

[Davis Stoner]

I am an investor from north NJ, and recently purchased my first deal in NE PA (currently 3 units, soon to be 5). So far things have been going great and I am now looking to expand and scale.

I have a mutual friend who owns an apartment building with a strip mall next to it. This would be an off market deal and he said he is willing to owner finance if I can come up with a 20% down payment. The problem is I am low on cash from my first deal

Recently I have shifted my interest from residential to commercial, because I heard if the #'s make sense, then financing comes easier. I was wondering if anyone has heard of lenders giving loans for just the down payment? Or are my only options either a hard money loan or a JV with another investor?

20% of the purchase price is 800k, which would take me years to save up for. So before I have a serious meeting with him and really dive into the #'s, I want to know what options are available to come up with a down payment. Thank you all for reading!