I can't tell you how many non-legal leases I've seen over the years. 

From the little experience that I have, they'll ask you a few questions crunch some numbers and will be able to give you the info you need. i think they may also give you a pre-approval letter if you have a deal on the table.

@Carlos PenaYes, either buyer or seller can "change mind" after signing contract.However, contracts are legally binding so there are consequences if both parties don't agree to the change, usually financial penalties.Check with your local real estate attorney to know what the consequences are with your particular contract and whether it is worth your time and expense to enforce the contract as signed.

Should I perhaps talk to a hard money lender and see what type of loan I can be approved for ?

@Alan FaitelFor legal advice, you'll need an attorney.

So you're de facto realtor practicing real estate without license......do you think it's perfectly legal?

Do not rely on it for legal advice.

I wanted to start off by using an fha loan but by myself i will not be approved for enough to do so. 

I'm told the formal approval process (confirming income/property equity etc) will take 4-6 weeks though so we'll see!

There are also financing fees to pay for due diligence, loan applications, legal, etc., which are around 1.75% of the purchase price.If you charge an acquisition fee, you will need to raise that too.The 10% liquidity doesn't need to be raised.