Any suggestions, other than CASH?!

I read a couple links online that suggested the bank would consider an offer including closing costs. 

Obiously it would depend on the sellers comfort, but from your experience what would you suggest?

You would be paying retail price for it.  

And actually it's not really any more work for you and your parents than what you were suggesting prior to that.

Definitely recommend that book if you're going the REA route.As far as what else you can do now, I would suggest looking into wholesaling.

If that suggests moving, sell your current house, purchase another, and either put 20% down and use the extra proceeds to purchase a rental property or keep a low LTV on it, take out a HELOC and use those proceeds to purchase a rental.  

My analysis suggests your Offer shouldn't be any more than $101k.Because you DO have a good deposit, check with Asset-based (commercial loan?)

He will be doing most if not all, of the work so I can't see paying retail for anything.

I am new to BP and am starting my own real estate development business while I continue my full time architecture job (corporate, mostly retail; not residential).