Creatively Creative Financing Questions

[Jared B.]

Hi everyone, my name's Jared and I'm an admitted real estate noob looking to dive in real soon. I'm waiting on the BP creative financing book in the mail right now, but have learned enough to have some level of understanding on seller financing. Anyways, I've found what appears to be a great deal with the potential to bring in over $1K a month by itelf after expenses, but I don't have the money for a conventional down payment. 

So, time for my question. I've been told that seller financing is pretty much out of the question if an agent is involved simply because of the assumption that they won't get paid. However, isn't it possible to negotiate terms of sale where the agent is still paid the same amount as if the deal closed in standard fashion? Can't I negotiate terms where the sellers pay their agent, and I still finance through the seller?

Second question, if I negotiate for the seller to cover my down payment through the bank, are they required to have that cash directly on hand? In other words, is it legal or practical for them to get a loan from one bank for say $40k to pay my down payment at another bank? Otherwise I can just try talking them down $40k, but that still leaves me with a down payment I can't cover. Any thoughts?

-Jared