Once you pay realtor fees, closing costs, sellers want 10k for points and concessions.

Quote from @Aja Sellers: @Drew Clayton I am so sorry you are going through this and hope you found a way to remediate this situation. 

The only other option would be to get a coborrower to bring the down payment or get seller financing with a lower down payment. 

The agent turned down a seller financing option - although it was not ran by the seller - because the agent said the seller is so done with the property that she wants nothing to do with it at all.

**Purchase Agreement**: This is the initial contract between you and the seller.

One trend I have seen shifting in my market, Sheboygan County, is going from a sellers market to a buyers market. 

Kyler, call your a couple of insurance companies and get a formal quote so you can take this back to the seller.  

It’s a straightforward process that offers benefits to both buyers and sellers.

As for offering subject-to financing, this is something that can be advertised under 'seller financing' in our local MLS, and there's investors that search specifically for listings with that marked, so that should introduce your property to a new set of buyers that may not have considered it before.

If the seller already has an agent, the agent is his/her legal representative so it's better to deal with the agent directly than the seller.