Can anyone answer this?🙏🏻

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I have been calling apartment owners directly and have researched how to cold call and what to say. I found 2 owners that were willing to carry the financing. One is 2 (4) plexes but he was able to carry the financing because of due on sale clause. So I called banks to get a traditional loan.

I know there are creative ways for people to reduce their down payments when they get conventional financing through a bank but how? The lenders I called today do not allow the seller to pay any part of the down payment. I have also seen other people claim to get properties with no money down and the seller takes out a 2nd lien. And all these banks require reserves for all the properties they own. What are they doing that I’m not?

Thanks for any advice.