Commerical deal and need a solution to the down payment

[Daniel Rutledge]

I currently have a unit under contract that is part of a small strip in a good location. The unit has a finance company paying $1150 a month in rent and they have been there for several years. The unit is worth about 120k and I am buying it for 79k giving it a good return. I am also interested in another unit beside it with a similar scenario. I have long term financing lined up to go either way which will pay 65% of the one unit or 80% on both which leaves the down payment about the same either way. I am looking for a creative solution to not put so much out of pocket in the deal. I can likely get a hard money loan for the whole thing and then refi later which is an option but I would prefer to find a way to keep my long term financing but cover most of the DP without cash out of pocket. My lender offered a solution in which I convince the seller to let me do a contract for more than the purchase price with the agreement that he pays me the difference. This would mean I bring the money to close but he gives it right back leaving me with less in the deal but with less cash flow. I could come up with the cash myself but it would put the brakes on several things I have going on and set those things back a few months. Any thoughts on a creative DP in this case?