Many investors in your situation also explore seller financing or subject-to deals to minimize upfront costs, especially if they find a seller open to creative terms. 

This means we have to get creative with the design: lower-cost tiles, white shaker cabinetry, and sometimes carpet in the bedrooms and basement. 

Most are probably going to require creative financing. 

Creative financing is ruling in this transaction space.

Are their any creative ways to help with the downpayment or would a partner be the only route? 

So far, I’ve closed two deals, and both required some creative structuring to make them work.One of the biggest lessons I’ve learned is that real estate isn’t just about buying and selling—it’s about solving problems.

Quote from @Chris Pontello: Hi Chris,Correct me if I'm wrong as I'm still learning creative financing solutions, but paying them some money would be if I could take over the loan.

When considering creative financing, it’s crucial to fully understand the terms and risks of partnerships, seller financing, or using HELOCs to avoid overleveraging.

Also they don't want to do any creative financing. 

You’ll need a real estate attorney experienced in creative financing.Land Trusts for Extra Protection – Many investors in Illinois use a land trust to hold title when doing subject-to deals.