You will need to put some kind of down payment upfront.

My main account has all the rents deposited and all expenses deducted such as mortgages, some utilities and an electronic payment app connected to the account to pay contractors.

.I took the average $4,000,000 house in Pacific Palisades CA and it shows a monthly tax payment of $4,167 for a total of $50,004 a year.

You are correct, local banks would go in and sit with them and go through rates and financing and understanding the payment.

Were I am getting disappointed is the lenders for Commercial say you need 20% down payment (I don't have that) and when I tell them if I could have Seller finance in the same deal, was told no.

Do they use a servicing company to make the payments directly to the , or do they make payments directly to the seller and hope they pass them on to the lender?

If you're a single mom with student loans, a car payment, and living paycheck-to-paycheck, then $20,000 would be devastating and a reserve is critical.

. - The home is 2 payments behind and already got a letter from the lender about future foreclose.

So my inclination is to compromise her 50% request payment to 25% as stated by Mark and Martin. 

I'm an investor and mortgage broker and have options for loans that go as low as $75,000 and down payments as low as 15%, which makes it easier to stay above $75,000.