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. 

However this could be a great space, it will force you to get creative in your approach to your situation.

I have done about a dozen Sub2 deals up until this point; however, most were a last resort type situation for the seller where the finer points of negotiating creative real estate weren’t necessary.

I know in Oklahoma you have some kind of land contract or contract for deed that allows you to buy the property with low down and get on some kind of titleNow your exit strategy can be to rent it out or to resell it for cashAnother strategy is to buy it subject to or subject to existing financing, or you leave the financing in place and get the DeedDodd Frank and Safe Act do not apply because it is an investor to investor transactionYou can also look at lease-option assignments where you enter into a lease option and then sell your contract for a fee which is brokering the contractOklahoma City I really enjoy; a great marketplace because of the rent that you can get compared to the fair market value of the houseIf you want to win at real estate I would get a real estate license and find a broker that will allow you to do creative transactions, which include Wholesaling, and Creative financing as a principal buyerI have written extensively about "how to talk to Sellers" at BiggerPockets for the last eight years or soGoogle "Brian Gibbons negotiating with sellers"Happy new year and good luck!

Its time to either get creative or give up and try to sell the house at a loss.

I have heard plenty of creative stories to get deals done.

Or The Book on Investing in Real Estate with No (and Low) Money Down: Creative Strategies for Investing in Real Estate Using Other People's Money.

I am in the same camp as @Nathan Gesner and will be looking at creative financing (as I often do) for my next acquisitions.