He wanted it all sold as a single package with no owner financing.  

Short term, leaving financing in place during rehab prior to resale — great strategy with limited risk to either party. 

Sadly, FHA has a 2 year work history requirement, as does Conventional and USDA financing. 

The financing will then dictate which markets are and aren't within your budget.

I used to work in finance and we could get clients approved for a HELOC in less than 24 hours which will be much quicker than the cash out finance.

The Creative Investor Meetup is designed for beginning to advanced investors who would like additional strategies when constructing deals.All aspects of real estate investing will be covered including (but not limited to) - Wholesaling, Flipping, Buy and Hold and Commercial with an emphasis on Creative Financing.

Do they have 20-25% down to ask for seller financing?

To thrive in real estate investing, you must maintain a firm grip on your finances.

Seller financed deals.

Start by networking with local investors, identifying target neighborhoods, running numbers on potential deals, and lining up financing so you're ready to act when the right opportunity comes up!