I think it is a great idea to present a couple of different options to sellers, one of which could include offering a few thousand dollars down and pay the remainder of the purchase price over time, with agreed-upon terms like length of loan, interest rate, amortization, balloon payments (if necessary).

I'm thinking if we buy a few properties in her name, the cash out will provide the down payment and if needed the mortgages on rentals can go in her name.

@Wayne Brooks  what i meant was low down payment. 

Then park that cash somewhere where the interest will equal the payment and then wait for the next perfect storm to bring the houses to you again.  

Start saving for your down payment!!

In regards to that, I have been doing much better this past year, credit score going up, strict with my money and always on time payments. 

I do commercial financing for 80% of the price 4-5% interest and then ask them to hold a second note for 10-20% with 5-10 year terms.This let's me conserve my down payment capital for other deals, and gives them a chunk of cash and some income.

Assuming I put 20% down and finance less than 4%, my mortgage payment could be less than $200.  

I teach my clients to have all the expenses on auto withdrawal  ( mortgage payments, monthly assm, if needed: tax and insurance) and have the phone number of few handymen on speed dial.

I will need this as down payment for a conventional or commercial loan.