What is your time table to get into a house?

Altogether we are going to leave ~25k on the table after negotiations.

It depends on what you are bringing to the table.

Because I am in school throughout the year, I work a lot over the summer waiting tables and doing odd jobs, but that does not qualify me for any loans remotely close to mortgage values in Boulder County, and because of this, the only way I could get a place is if:A) My parents helped with the down payment, andB) They also co-signed the mortgage and we used their income to be approved for the loan.What are your thoughts on this?

Please share your experiences (good and bad, from either side of the table) with Seller Financing!

If you have a good deal and bring that much to the table, I would think someone would be fine financing the rest if the deal warranted it.  

@Andre Pinheiro Being that they are TK properties...you will always be leaving money on the table for the convenience of "living room Investing".But the two properties i have with them are leveraged and make $240 &$250 in cashflow after expenses.

All you need at this point is hand holding through the process and a presence at the closing table.

I have no prior experience and am curious as to how much of my own money I would have to bring to the table. 

If you have a proof of concept and there is enough meat on the bone this could work although that would be very generous of you to exchange equity for working capital if they are not bringing anything else to the table.