We agreed on a cash offer, but I'm only able to bring 15k to the table, so I'm banking on my brother or a lender to cover the other 45k within 15 days in cash.My questions are, where do I get a purchase and sale agreement, and how to fill it out, and also how to do a septic inspection before going to title and escrow without getting burned by them backing out and keeping my 7-800 I'll have to shell out. 

Obviously I need to sell myself as well and show them what value I can bring to the table. 

If i'm renegotiating, any advice on how to come back to that table and some terms I should look for? 

To get down to a 10% down payment you are going to have to bring prior HUD statements and experience to the table.

Go for: that Beautiful 200 gal Saltwater fish tank in the foyer, as is, ALL fish staythat 1968 396 SS Camaro sitting in the garage that the seller never drivesthat Harley Davison motorcycle in the garage that the seller's wife hatesthat 25 foot Key West bay boat  those 2 new Kayaks on the dockthose 2 new Jet Skies on the liftsthe new John Deer tractor in the barn   that awesome TV and surround sound systemthe leather furniturethe dinning room table, chairs and chandelierthe office furniture the master bedroom set  the pool furniture etc. 

Both of these people working are paid cash under the table and not big insured entities.

Both of these people working are paid cash under the table and not big insured entities.

I’m assuming you are seeing potential cash left on the table with this property?

What's the best way to leverage this without putting my cash on the table?

. 😂 Maybe you could be priced 5% under fair market.   10% you leaving too much on the table.