My question is has anyone closed with a bank with less money brought to the table "besides" the 20% down.

The loan does not show up on your credit report.You can close immediately...kitchen table, if you call a traveling notary.  

We had half-pipe in the garage, hot tub, coke machine stocked with beer, pool table...Good times...  

It sounds like you have a lot of tools laid out on the table in front of you and don't realize it.

My father is a real estate developer/agent and would bring a great deal of experience to the table. 

Well, I would say because he gets to sit at home watching tv while we are the ones making sure everything is done on time, done on budget, and done correctly.I am basically asking for a starting point as to what to bring to the table when it is time to get the investor documents going.Thank you in advance for your response to this long inquiry,Tyler Fers

It's good to take action, kudos for having the courage to get out there but you need to make sure you personally bring some value to the table before sitting down.

The first one, Milwaukee French Immersion School (52nd and North) and then Maryland Avenue Montessori School on the East Side.

@Ryan Gillettethanks ryan.i have a 700 credit score but ive always gotten paid under the table so the problem i have is that i have no income shown.  

This house was on the market for 30 days @ 106k, 2 days ago they dropped it to 96k, the day after that I put my offer in, and at that point we found out there were multiple offers on the table.