Put the minimal down, and find properties where the income from rents would cover mortgage and other expenses (and hopefully provide additional profit each month).

My bank isn't requiring it but I'd like to have one done to cover me. 

Just to ensure that we're covering all of our bases, I'm curious if anyone has put together a lease amendment for this type of scenario prior to going under contract for the sale. 

Parents may be convinced to help invest if they are already covering the cost of your dorm.

We moved our company to Tulsa in '04 after hurricane Ivan dumped 4 ft of sand and covered Okaloosa Island beyond recognition. 

The loan covers 80% of the purchase price and 100% of the rehab cost as long as the total does not exceed 80% of the appraised value.   

I was hoping there was some way I could use private money to cover JUST the downpayment for the property, and then do what you do with a cash out refi to get their initial investment back after 6-12 months. 

I'd like to pay off my equity note right away, but it's not an urgent need, as long as buyer's payments cover my monthly nut ($250 equity loan, $300 taxes, $75 HOA).This seems like a puzzle to me - all the pieces are on the table, I just can't see how to fit them all together to complete the task.

In Illinois, this will cover the cost if they dont finish the job..But in your situation, as @Natalie Schanne mentioned, it's going to be hard to get the money.

I would suggest that you use the same picture on your cards as you use as your "cover image" on VRBO or Airbnb.