He may accept a lower than 20% down payment.

A deed is given and accepted as an alternative to ("in lieu of") foreclosure.

S so I already have a hard money lender that accepts sellers financing deals however they would like to be first position.

You should not accept this tenant citing "Wasting my time" on the application!

Accept it "as is" and fulfill the lease.By responding quickly, professionally, and confidently, they realize I am not an easy target and choose to move on.

Therefore start with the min. requirement your lender will accept and see if that matches up with what your partner is willing to accept.

I know where I am going to hang my license as long as my application is accepted and am excited to become a local real estate agent.

Like any state or federal government, something happens and they swing way to far in the other direction,I applied for licensing in california and they will not accept federal fingerprints.

These sellers might be more open to offers to accept payments over time. 

You could arrange to have your cleaners accept the deliveries at the property or hire a local handyman to do same and even assemble furniture.