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. 

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

They might know programs that can help fill the gaps!

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.

Yes, they can stop you from replacing any old homes in parks; even "gradfathered" parks if the local government wants no more parks. 

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.

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. 

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.