The only feasible way of structuring this transaction is to ask the seller to carry 25% of the purchase price minus 3k or however much you can afford to put down at 10% interest 3 year term.  

@Jean-marc CabrolI am a retired tax attorney and I like to invest in real estate funds but I was suspicious of Equity Build offer and structure I invested in another company that paid 8% fixed with no fees - the principal and manager teaches real estate and has done deals from high end San Francisco to mixed use in Puerto Rico to small turnkey homes in Midwest etc His diversification by market and by type of property is what attracted me My money has been cross collateralized against all the fund’s assets You can private message me I can tell you about that company because they have been up and running for 10 years or just look for a similar company where youvtruly get to meet and know the owner

I would caution anyone considering any self directed account to be aware of the prohibited transaction rules as having an account without checkbook control does not keep you safe either.

It will track times / dates / IP Addresses / etc.Some real estate transactions such as short sales will not allow digital signatures as the banks want "wet" signatures (signatures signed in person by pen).I hope this is helpful.

That's what "no matter how you cut it" means) crosses my desk... that's where that other 10% comes from.

This is a little backwards from when we bought our primary residence a few years ago when the realtor wanted us to go through the mortgage broker first to determine how much we could finance.A second question I have about transactions with HMLs is how do I receive the money? 

You might need to find an agent friendly brokerage that pretty much charges flat fees on transactions.

My goal is to leverage my soft skills when I negotiate purchase price with seller and focus the transaction on relationship and help instead of price.  

One metric though I think would be helpful for people to look at is percentage of sales that are all cash transactions, and percentage of sales that are conventional loans versus low down payment loans.

After my last 2 purchases, Clackamas county has sent a letter wanting to verify that the transaction was at arms-length (to properly assess I'm guessing).