So, my options were this: 1) take a $10,000 price reduction to get the thing sold, or 2) get even more creative on where to make the money appear from.

Perhaps others have had better luck but the conclusion I am coming to is you have to get creative in the Buffalo market, whether that is venturing out into the lower rent or less desirable areas or by doing a BRRRR type of strategy.

So it sounds like a creative way to flip.

Creative use of timelines, having adequate EMD in case something goes wrong, ensuring you get it locked in quick enough that if it falls you are paid for your time.

I have contacted some lawyers in my area who have experienced this type of creative financing and willing to check out my papers.Also I already made some direct mail marketing and spoken to some motivated sellers.If you have done this kind of investing i would be happy to share the deals to someone who can help me out and walk me through to get my first deal. 

If money for down payment is an issue then you have to be creative.  

I have good credit but not a lot of cash saved up- I wonder what creative strategies there are to get the 8500 FHA down payment covered?

Are there any other reasons for or against incorporating for this?

I have an LLC company I incorporated in 2011 (completely unrelated to real estate).

I was hoping to hear other creative ways you found RE deals.