Rent to Own, creative financing

[Account Closed]

I'm trying to figure out best way to have as little money come out of my pocket as possible. Here is the deal:

I am in a rent to own situation for an investment property.  (I'm also a real estate agent)

In 1 year from now I have option to buy the property for the existing loan ($376,000 in one year) plus $45,000 directly to the seller. I will need to get a loan on the property and given it's an investment (will not owner occupy) I'll need 80% down. I'm fairly confident the home would appraise for $470,000 - $490,000 in October 2025. 

Options? Make purchase price $475,000, lender gives me $380,000. Seller would only need additional $41,000 leaving space of $54,000 between my offer price and what seller gets. I will be paying ALL closing costs, can the seller just give me an incentive for that $54,000 or is that in some way fraud for inflating a price?  This would only leave me with $41,000 to bring to closing + closing fees

Just make purchase price $421,000 loan would only be $336,000. I would then need to bring $85,000 + closing fees to closing which seems like the worst case scenario 

Is there an option I'm missing???

Current loan on property is not assumable.