If the seller owns it free and clear and/or has a lots of equity, see if he will agree to owner finance it to you for smaller down payment.

update the seller has taken a week+ to review our loan sale agreement (which is very cookie cutter).... finally closed on this one... will keep people updated

Driving for dollars cold the seller over the phone made an appointment to go see the house How did you finance this deal?

There are plenty of lawyers in America waiting to sue a seller!   

For REI, it got giddy sellers end of September now reaching back out to me.

It's referred to as VTB (Vendor Take Back) or Seller Financing.

Expect to spend a considerable amount of your time speaking to people.Expect to work dozens of hours/week with little to no immediate result.Expect most of your early interest from potential clients to come from your sphere of influence.Expect to go 3-6 months without getting paid (unless you do rentals which usually pay faster)Expect to be bombarded with distractions - mainly, people/companies marketing to you so that you choose their system for quick and easy buyer or seller leads.

Driving for dollars cold the seller over the phone made an appointment to go see the house How did you finance this deal?

I'm still working with architect and seller on land subdivision.

Are you sticking to traditional banks, exploring private lenders, partnerships, or maybe something creative like seller financing?