Are they using an SD Replacement Program of some type?

We ARE a chapter of National REIA, so joining gets the paint discount, cabinet program, and rebate - as well as access to all the other national vendor perks and programs.We're in process of getting local vendors and sponsors lined up as we move forward.Starting in September, meetings will take place in the evening on the 3rd Thursday of each month, 5-9pm, food and non-alcoholic refreshments provided (buy your own booze). 

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

--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.

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

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!

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

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.