I have a bank locally that will use DOT as collateral for loans.

I adjust pricing based on demand, like raising rates during peak season or local events, and lowering them in slower months to stay competitive.

Terms such as interest rates and payment schedules are typically negotiable.Combining creative financing with seller financing can include strategies like:Subject-to and Seller Financing: Taking over the seller's mortgage and financing the equity portion through the seller.Lease Option: Renting with an option to buy while negotiating seller financing for part of the purchase.Wraparound Mortgage: Keeping the seller's existing loan while they finance a new loan that includes the balance.To proceed, consider connecting with experienced investors, understanding local legal implications, and attending networking events to gather insights.

Any local bank that does this kind of financing should be able to approve you as long as you have a good enough credit score and never declared BK.

It’s worth reaching out to your local tax office to explore options.

(One virtual and one local).   

I'm sure some local banks will do higher especially with a strong relationship but don't think I will fall into that category.

Avoid PMI and then go to a local credit union and get a heloc after closing to gift the money back.Have this as a tool in your tool belt but pursue use of the 3.5% FHA, knowing that you will be at a competitive disadvantage if you are competing with non FHA buyers, then you can call in the favor from your gift person.Just know that if someone gifts you down payment money, your bank will require them to sign a letter stating that it is in fact a gift that doesn’t need to be paid back.

It forced me to reach out to developers, to engineers dozens of local builders and most important like minded individuals.

I found this deal as an off-market property through my local network in the Hamptons.