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.

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

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

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.

2) Your credit score3) Purchase price and down payment amountI would recommend shopping rates with a few local mortgage brokers.

Get the siblings on board to take payments for 15 years at 6% interest.

If you offer more $ for the property than the all cash offers AND you appear to the seller to be highly qualified in the method you are using for sourcing the payment, at some point your offer will be more appealing than the all cash offers.I don't understand why you would consider a 1031 for another property in two years. 

Focus on cashflow and growth, earning money for more down payments on more properties.