There are like 100 different combinations out there.  

I have a couple of private investors however their lending ability combined would not meet the down payment requirement.The question I'm submitting to the forum is, how can I structure creative financing for this deal including the down payment?

My client has cleaned up all the trash/crap the tenants left and is planning to clean inside and paint a little to make it more presentable.

If the listing is $140,000, the combined rents for the building need to be $1,400.

I plan on using a combination of strategies to get me started.

Do not buy the crap they have in the store.

@Anthony Janke Personally I would consider a combination.

The question is where the report states combined loan to value 89% and estimated equity $10,128, is that based on when the mortgage was taken out or is that updated based on the amount of the loan that remains unpaid + associated fees?

Why are you combining L/O and Subject to together? 

For example, an acquisition fee for your pre-close responsibilities (2% of the project costs paid at close) and a disposition fee for your close to close responsibilities (2% of the sales price)Combination of 1 and 2: You can split the profits and also collect the fees