I would guess you'd have to approach a bank that would be willing to get creative with you.  

Re #3, I want ideas, creativity, money saving  suggestions. 

The seller is not motivated enough right now for me to really do anything creative.

And with my third row seat explorer and a creative niche I may be able to compete with the local taxi service.

I'd suggest holding off on pitching creative options (Sub2/SLO/Seller Financing) until after you've established their cash price and built some rapport, and then if possible have those conversations in person.  

I was wondering if you could post some unique and creative things you have done to get a deal to close.

I guess this questions the effectiveness of my agent, and perhaps a more motivated/creative one would be suggesting this and carrying it out.....?

lol After you've read all the forum posts, write down every question you can possibly think of, go find an investor friendly attorney in your area, pay their hourly rate to sit down and have your questions answered by someone who understands REI/creative financing/contract law etc.

It's a win-win strategy to help people get into home that they otherwise couldn't qualify for without your creative solution for them. 

Maybe save up for a down payment, or learn creative deals.. instead of trying to get the taxpayers to foot the bill for your investment.