How to structure an offer

[Jason K.]

Have a property thats avail locally. two houses and a vacant lot all being sold as one package with asking price of 220k.  I plan to use one house and the lot as a business property and rent out the second home. 

Im not approved for a loan but have been told I will be eligible in the new year once my next return is avail for review. 

Id like to make an offer on this property. Id need some intermediary financing to make this happen. Ive considered making an offer contingent on owner carry for 1 year or some similar arrangement. I have a down payment and great credit but the bank seems to think my D:I ratio isnt acceptable ( Ive since paid off two student loans and a CC and my wife paid off her auto loan ).

Id like some advice on how to structure the offer and poss what to offer. Im not sure I can fork over too much cash as I suspect Ill need it to put down when a bank approves me at which point I would pay off the seller but I would think the seller would like to see some earnest money.   thoughts and advice appreciated.