I hear you Denise, but the code says the investor can quiet title concurrent with the foreclosure, which is not possible due to the QT possession requirement. 

@Ryan RushThere would be private lenders or hard money lenders; who can do a blanket loan; as a fixed DEBT funding; as a loan on the property.Some people go for EQUITY funding with private lenders. 

Since you asked, NOI = Net Operating Income: the income remaining after all expenses are paid (excluding CapEx and debt service).

Zero debt!

I have an equity partner that brought all of down payment to the table and the debt is funded by the previous owner of the property.

That's why  commercial property is priced on a cap rate, assuming it has no debt.   

But, it is coming up as debt for me...

My husband and I own our businesses and are concerned about the debt load. 

Might take one some credit card debt and risk having less than amazing people living next door but at least can rent for around $1300-1600.

Below are some additional ideas I have to come up with my 20%:Interest only debt partner with a healthy interest rate (roughly 10%) for 3 years.Using another property I have (7 Unit) as collateral.