Lenders dont allow seller carry back and NO cash equity.. 

If your donation exceeds this limit, you may be able to carry forward the deduction to future years (up to five years).Forms & Documentation: Be sure to file the appropriate IRS forms (such as Form 8283) for non-cash charitable contributions.

What is the loan to value - this is for risk and secure the real estate to make sure its not unsecured.2.

Some clients who are more aggressive will invest in B-/C+/C class areas in Dayton 1-4 units and get A LOT of cash flow, but incur risks of evictions, expensive turnover renovations, and general C class neighborhood headaches.What are you looking to achieve?

Many carriers won't take new business on a risk that has a water claim within 2-3 years.

As repeatedly advocated on BiggerPockets by myself and others, house hacking is one of the best forms of entry into real estate while mitigating risk.

What are the risks of going down this path?

Too much risk?

Owner RE has work and risk.  

They should be able to teach you about asset risk, neighborhood risk, lay out A, B, C and D class areas, have stats on delinquency trends, vacancy trends, and other variable cost projections.