You'll likely need some sort of collateral. 

I’d love to hear who you’ve used in similar situations, or what sort of rates and terms could be expected.

Even the few no money down deals I have done wasn’t really no money down deals, because I spent thousands upon thousands of dollars in marketing  and typically I had to do some sort of rehab to the property once I got it.The last Sub2 deal idea I had to give the seller $17,000, pay all the closing cost, repaint the whole house, and make payments on the thing three months while I was getting it ready.The one before that the guy was behind almost $7000, I had to change the carpet, I painted the whole house, I made a number of payments while I was getting it ready, and I paid the closing cost, and I probably spent close to $7000 on a marketing campaign . 

I've bought numerous properties, all utilizing seller financing of one sort or another.

, and sort out your money matters (check your credit, save for down payment).

And, finally, are there rules in place to allow me to simply ask for a continuance and give us time to sort this?

It is the equivalent of crashing your car then trying to buy insurance to fix the car after the fact.A home warranty or homeowners insurance policy will not pay for mold because mold is a maintenance issue.You didn't say what is wrong with the garage - if it's a broken door opener that is typically covered on a home warranty.My experience is mixed with home warranties and I can 100% tell you your satisfaction comes down to the local trade person that shows up.The home warranty company does not employ trades - they contract them locally at a fixed rate for the work performed sort of like how car mechanics are paid. 

We're both employed with well-paying jobs and happy to get on a video call so you can meet us and do any sort of background checks you'd like.

I do all sorts of RE investing and I live in Utah

An investor friendly agent can do all sorts of helpful things, like setting you up with a search for properties or connecting you with folks who have recently done deals like the ones you want to do. 6) Consider analyzing a deal or two in your local market, just for practice, with a free use of our Rental Property Calculator (or other calculators).