Yes there are going to be some costs involved, but those are minimal as compared to locking up a 20% down payment into a property that you aren't going to see again for several years. 

The good news is that property taxes on farm land is typically pretty minimal so your land lease should pretty easily cover that. 

But with no capital and no experience, you're going to need to have the patience to build rapport with local investors .. or have one hell of an elevator pitch to convince someone to do so lol.

WIthout knowing more, I think it would be tough to make money on something like that with minimal money down and having no liquidity on your own to help in the event of maintenance or vacancy. 

Id like to minimize cash in. 

Who knows, there might be a pitch at the end.

Hey everyone, I’m trying to figure out how to minimize the down payment on this CRE MF acquisition.

This will be a good place for you to network with investors in your area and pitch your deals.  

It is a legitimate closing costs as banks like to make sure they minimize their risk.Like Chris mentioned the $1000 less can be misleading if they are only prepaying fewer months of taxes and insurance.  

So minimal fluctuation w/ credit score.