I have looked into many wholesaling programs and they want anywhere from 5k-20K.

Hi Megha,The short answer to your question - yes, there are DSCR loan programs that offer no prepayment penalty.

--Central Valley Regional Center has a well regarded cardiac program and several other hospitals in the area.  

I was actually a student at the university there not too long ago, part of the wine program.

Any lenders have a program that would lend the gap with an acceptable downpayment?

They might know programs that can help fill the gaps!

Onsite management rental program already in place.

Commercial requires the property to be livable (not subject to), usually a 95% to 100% occupancy ratio, DSCR (rents) at 1.25% or higher, PFS, Strong assets, 12-18 months reserves, Fico above 700, I have seen lower but rate will be higher and in most cases cause the DSCR ratio to be under 1.25%.If you own a primary you might be able to use an SBA type program but those are not great.

If the buyer has no capital and is a recent “graduate” of a guru mentorship program and needs to borrow the earnest money, then disaster is predetermined. 

You should be sure your broker, or loan originator, knows the details for each of these programs.