I did find this deal driving driving for dollars, the realtor of the property was adding his sign in the front yard, I approached to make and offer. we close in 3 weeks.

Effectively offering more than 100% financing.  

By teaching them how to make money instead of offering a crutch.  

They offer a $10K repair fund to fix damages in addition to SD plus warranty for appliance repair etc.I have no say in whom they choose to move in, whether there are animals, limit on # of occupants etc. they reserve right to inspect property so i have no idea if they can tell me to remodel, paint etc.does this make sense i have a vacancy coming up in October (bad rental timing).

I work with a turnkey provider in Little Rock, and they are offering a 5.99% on all of their properties, even the new construction.

I can offer both conventional (Fannie Mae, Freddie Mac) and government (FHA, VA, USDA) options to help make it happen! 

Build, Rent, Refinance, Repeat and doing it in 3 zips where margins are good. 3 story walk up infill. most markets don't have low priced inventory and new construction sells at premium. look in your local market and see if that strategy works or the economics exist. our main market is Columbus Ohio. don't give up

You've signed up for one PIA if the owner is still in the house.One way to tippie toe into this is to hook up with short sale agents and start working with them offering to door knock the NOD folks. 

An offer was received that I accepted. 

Banks who offer construction financing tend to be 75-80% LTC and alternative/hard money lenders will sometimes offer higher LTC leverage than that.