Newbie investor: Creative financing

[Slaughter Paul]

I am shopping for my first investment property and I came across a duplex that has been on the market for over three months. The asking price is 210k but my agent says it’s only worth 180k in its current condition. The estimated cost of rehab is around 10-12k. My biggest problem is coming up with a creative way to put 20% down payment to avoid pmi. I only have enough savings for 15% down plus the rehab cost and cash reserve.

Can anyone please give me any information on the best method to close this deal?