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.

Onsite management rental program already in place.

Click on "View in iTunes" - this should open up the iTunes program on your computer.

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.