I am always open to ideas and new ways to get things done.

Some of them that have no money are just looking to broker the loan & you have no idea if their source is even legit.  

I have no idea what your plans are, but if you plan to use a real estate agent for the sale you will have about $8,000 in commission and $1,000 in closing costs, so you would be sitting at $116,000 to cover your investment.  

I'm willing and ready to put in the time but I'm tired of getting scammed by different companies out there and am looking for someone genuine that I can ask questions and bounce ideas off of.

@Brett Snodgrass amazing idea.

It's a good idea to put some earnest money down when the contract is signed (deposited with the title company). 

@Tom Day, good idea I will let my Agent know.

*grants do pay your down payment, but the interest rate might be a bit higher as well, so a refinance in a year or so might be a good idea.

(image from Trulia, not the best, but gives you an idea of what I mean)

So I have no idea what the legal loopholes are to all this being virtual etc.