Adam,My advice from a Banker/Lender point of view is if you can buy it as a vacation home it will only run you 10% down. 

Brooks with Coldwell Banker is both an investor and realtor.

Build a relationship with bankers. 

To which the investment banker replied, “Then you would retire.

@Sabrina MaplesYa, I'm finding there are three levels of bankers:1) Vanilla bankers who don't know how to do anything other than "traditional" lending.2) Experienced bankers who are more comfortable with creative financing and options.3) Investment bankers who are out in the financial weeds with us and fully understand how we think, and they are probably a member of the local REIA.If you can come up with a solid business plan, already have researched the potential problems, and have answers, I'm sure you can find someone to fund it.

Olena, I have a couple of bankers who could do this. 

An update on this situation - I spoke to my banker (he is a great individual) and he will be meeting with me to co-sign the check.  

Just look at how the mortgage bankers laughed Peter Schiff out of the room when he said a mortgage crises was coming in 2007.

You may have to take some time off to meet with bankers.

I had been a lender/banker for many years and had a bunch of banker buddies that had spread out in the wind over the years to different institutions.