I am hoping that you can help me to find a way to get started with no money down, I have a seller that is willing to carry a 700k loan over a 35 year period which is great but  he wants 100 k down.

Also, this type of property will take some time to sell I’d assume, so carrying that mortgage for up to 6 months is not optimal.We have other properties(commercial) as well as a business (car wash) that remain positive cash flowing/profitable.  

@Brett Wolk As other have stated, using age do deny a loan is a FHA violation and carried penalty.

Income - expenses - depreciation = taxable incomeif taxable income is still a loss you can carry it forward until you can offset profit...even if it's at the sale or years later. 

Use $2,000 as a down payment on a mobile home that needs work, another $2,000 for repairs and remodel, and the $1,000 for carrying costs and incidentals.  

Several FSBO but no mention that they would carry a contract.  

You could consider getting 10% down to the bank and having the seller carry a 10% second mortgage.

Another option would be to see if the seller would be willing to carry the financing, allowing you to purchase the property and provide them with steady monthly income instead of one lump sum of cash (on which they would pay heavy taxes).There are also other options you can find in Brandon Turner's book Investing in Real Estate with No and Low Money Down.

Personally I carry a liability policy for each property then have umbrella insurance for added protection.

The Points and Interest rate are just methods of pricing the money they are selling the REI.Loans are what you carry for a period of time...maybe forever.