So that means you may still have to bring some cash to the table even with a gap lender.

Beyond the capital, what resources can you bring to the table? 

@Nathan Adams depending on the size and location of the crack you could extend downspout ends 3-4 feet away from the foundation, Install a French drain, inject epoxy into the crack, apply some tar to the foundation or maybe a combination of these.

If the hardship is run of the mill, "I was stupid and lost my money on the black jack table at the casino" then it does not apply.

IF the purchase price is not enough to pay off the loan, the seller can still come to the table with money to make up the difference. 

@Gayle MelnickIf you can find deal because the owner has to sell in a hurry, like for a job move, then you might find some instant equity left on the table.

Perhaps she can gain more money, and be an investor in your first deal, instead of leaving tax free money on the table for you to get your first deal.

I feel that sellers potentially leave money on the table when they don't incentivize the agents to bring a buyer.

I would get a private investor to come to the table with the down payment and closing cost.

It’s more about what do you bring to the table.