Seller agreed second note, but no one willing to lend?

[Greg M.]

Hello all,

So I am looking to purchase my 4th property, a four-plex for $105,000.  The seller has agreed to carry up to 20% as a second note to cover the down payment, but I can not find a lender willing to go with that deal.  I have been through 4 banks, 2 credit unions, and 2 mortgage brokers now and none of them will allow the seller to carry. 

How can I make this first, no money down deal work?

Thanks for you help!