If my closing costs would be reduced if the seller agrees to carry a note in lieu of a traditional mortgage, can I offer a bit extra on the purchase price?

If you can put the deal together and find your buyer the financing through a private money lender or a traditional bank that's easy to work with, that's going to make it much easier for you to sell that property and add value than it would be to do cash-and-carry.

Many of my bank contact are fairly traditional.

I never found much value in them and have done better with traditional bank financing.

A major snag in moving forward that I’ve experienced is not having the money for a 20% down payment for a traditional bank loan.

We bought two of our other small properties outright and a third we have a traditional mortgage on, so this isn’t something we are familiar with.  

These tenants could certainly afford a traditional hall/facility but chose the open space & kept the $$$ down.

In this case would a HELOC plus liquid assets be the best way to finance the 20% down that will be required for a traditional loan, or does anyone have any other strategies they have used in the past.Any and all pointers would be greatly appreciated!! 

Jaysen, the house is under construction right now and I need to refi into a traditional mortgage.

@Dan Bryskin, yes, freeing up the VA Loan will help me get into a multi fam in San Diego, which is normally very hard to do (20% of $700k traditional vs 0% down for the same with VA Loan).