0% down on REOs / Short Sales

[John Matthews]

I searched the site for some tips on this, but couldn't seem to find what I was looking for.

In my mind getting the seller to carry a note on a property (to bridge the downpayment if possible or to cover the whole purchase) is best for me right now, as I don't feel comfortable leveraging friends / family money yet. I know the numbers, but I want to minimize their risk, and the best way to do that is by waiting till I've got experience to minimize mistakes.

So the question is: for bank owned properties, foreclosures, short sales, etc. What options do I have for getting the property with "0" down?

Things I've thought of: 

• unsecured loan/LOC - I'm approved for one and should get the funds soon
• Seller financing - which I don't think apply in these situations, right?
• Credit Card cash advances - not interested at this time
• Lease Options - I don't think banks will do this, right?
• Partnerships/Private money - Don't wish to risk friends/family money yet, and as far as I know, those that do know better will charge more than I think will make the deal worthwhile
• HELOC - I don't own any property yet!

Is there anything I'm missing?