Maybe Eric Michaels would "cry like a little girl to the govt for help," but I would rather clean out Rest Stop bathrooms, drain out houses and shovel horse manure before I would ask the government for help.

The idea of them getting the sale money, paying off the rest of their loans, and then loaning you the down payment isn't always what they want, since they could otherwise take that money and 1031 it into another property or invest it elsewhere.When you get into even bigger deals, where prices run well over seven figures, there's always things like mezzanine financing and all this other wacky stuff that works, but that's a horse of a different color.

So the cart is way before the horse.  

Remove the door and put it on saw horses to do the planing or use a belt-sander.

You shouldn't invest in one horse towns because one bad year or season and your tenants are out of jobs which means you are out of good paying tenants.

Hold your horses people, my Halos are fighters and never give up.

Horses, OK.

I'm not going to beat a dead horse.

There are two tracks, dealing with the horse that's already left the barn, and preventing any other horses from escaping. 

It has its own pools, ski resort, horse farm, private power boating lake.