I'd do it on a terms deal. 3yr in total. 

The last 5 deals I bought were all basically move in ready, bought only at a slight discount after deals fell through. 

I cant speak for every deal they have ever done, but I will say that any deals That I was involved in with safeguard and there was any issue whatsoever they jumped in and worked diligently to solve the issue as if it was there own money. 

Does the 20% down apply to a deal like this?

How I would go about it is bring a deal to someone ( a friend or colleague) that I knew had money, offer them the terms I have in mind and continue until I find one.

Yes I understand that possibility, that's why I try to build relationships with the builders that I work with so they know that I'm trying to get them a good deal and I know that I can trust them with any potential contracts.

Quote from @Robert Jones: Anyone feeling super confident doing deals in the current political climate?

Since you're 6-12 months away from buying, use this time to build investor relationships, master deal analysis, and secure financing.

How did you find this deal and how did you negotiate it?

Yes, im not sure about deal sourcing at least at my level because I dont make that much from the investment side of my business right now and I feel there would be a lot of training involved.