In that case, would it be a traditional 15-20% down payment be my only way to go? 

No i am trying to find 80-100k to restore a fantastic traditional home in a touristic place in south Greece .

I used traditional financing FHA Loan How did you add value to the deal?

Traditionally I rented my apts. usually to families or roommates. 

You can contribute by finding deals or managing properties in exchange for a share of the profits.Lease Options: Control properties without owning them by renting with an option to buy, and potentially sublease for profit.Owner Financing: Buy properties directly from sellers willing to finance, bypassing traditional lenders and often requiring less upfront money.REIGs: Join real estate investment groups to pool funds with others for property investments.For a more hands-off approach, investing in turnkey properties in growing markets with minimal upfront investment would be ideal (like in the Southeast and Midwest of the country).

While it provides opportunities for buyers who may not qualify for traditional loans, it's important to ensure affordability and long-term sustainability.

I used traditional financing FHA Loan How did you add value to the deal?

Now I am starting off on my own doing traditional wholesaling in Central FL, with an additional bonus of being able to offer low equity mirror wrap solutions to those who are in need.

I think you should start by understanding what it is your investors want out of the deal, analyze how the returns compare to traditional investments, and then see where you fit into this deal. 

I have a retirement 457 account with $120k (split amongst Roth and Traditional).