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

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. 

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.

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His book “Invest in Debt” is still the best on the mechanics of discounted note investments.John Beck, unfortunately succumbed to temptation of “guruism” in his later years, hooked up with a real estate marketing company out of Las Vegas, and became front man for mentorship programs promising unsubstantiated returns.

Government programs like FHA 203(k) can assist in purchasing and renovating homes, but certain regulations apply.

For your New construction program, we have an SBA program where we can get you up to a $5m Guided line of credit, with By Annual Payments, the line is good for 5 years. 

You definitely can do a cash out on your property, either into a bridge program or possibly a DSCR loan as well if you plan to hold it for several years at minimum as there are usually prepayment penalties there.