Creative Ideas Needed - 50 acres, Primary/Secondary/Business

[Aaron Light]

My wife and I have done STR, LTR, flips, etc. but have a unique opportunity that we want to pursue but stuck on how to structure. Looking for ideas.

The property was purchase a decade ago, but since buying the land the owners have added their primary residence, a secondary residence (that they Airbnb), and now a wedding venue. 

They are recommending an ag loan be taken out to purchase but that requires 20% down, which we do not have the $ for.  It is not zoned commercial and they have not been using the venue for more than a year, so we cannot get an SBA loan for the wedding venue either. We love the place and the opportunity, the financials make sense, but cannot find a good way to set up financing with reasonable down payment. 

We asked about Owner Financing, which they declined. What other creative ideas are out there that we may be overlooking?