Found a great property before cash lined up

[Doug Johnson]

All,

I am a new investor looking for buy and hold cash flowing properties and as I have been searching I found a multi-family property I like and the numbers play out really well. The seller wants 178,000 and the agent believes we can ask for less and get it.   Suddenly I am realizing that I do not have money for a down payment. I have great equity in my home and a good job. 

Can that equity be used as a down payment at closing?  

Would I have to get a HELOC or 2nd mortgage before making an offer?

Any creative ideas?  Oh. Did I say I am new at creative financing so please educate me if I am missing the bigger picture. 

Much thanks,

Doug