The easiest solution to funding this would be to get my in-laws as a partner. 

Seller financing is easiest when the seller owns the property free & clear and simply writes a mortgage to you as part of the sale. 

So talk to @Dave Foster2)Rregarding adding your son to the title, you are basically gifting him the property.

The pretender then asked me to get him twenty 100 dollar itunes gift cards to distribute to the lucky winners and he would reimburse me as soon as the conference was over.I said I understood and asked him for the details.The txt'er provided whatever it was and I responded that I had a tough day and would get right on it as soon as I was finished with my nap.I could feel the frustration in his response 'may I know when you will be awake from you nap?'

The money coming to you will be a “gift” likely requiring a gift filing, but no additional tax. 

I've been pursuing MF real estate for the past several months and here are the 3 "easiest" ways in to becoming an apartment investor.

I didn't think Washington the easiest place to begin but I am glad I went for it anyway.

The easiest way to improve your cashflow is to wait 5 or 10 years.

Check with your lender, but you could even take a money gift from your parents to be able to afford the DP. 

Raise the rent and buy yourself a gift with the passive income.