You might want to start reading up on private money and hard money loans, which are both great alternatives to a traditional mortgage.

I don't know of any bank or private lender lending those rates/terms - estimate worse-case for your situation.

Have downloaded some files and am in the process of customizing and combining them to fit my needs.

Then you are a guru, for reals.Why not sell what you know about REI and let the customer motivate themselves?

I agree with Tony you should search for a JV opportunity with a realtor, wholesaler, private lender, contractor....

Either the bank won't lend me enough money because of other debts or private lenders need too much money down and I would still have to provide fix up costs.Any advice is greatly appreciated.

I was reading in blog post http://www.biggerpockets.com/renewsblog/2013/06/25/buy-a-house-with-2000-or-less/In it it talked about using private money.

Entering an option contract is a private event.

Bridge loans, offered by private money, non-bank lenders is a viable alternative.

You find the property, the create a "private placement".