Welcome Chris McCall I would be very interested to hear your technique in negotiating owner financing on bigger properties.

A signed lease within 2 weeks with the remaining security deposit due at that time.

He used his security for his last month's rent. 

Some of the better forces in Congress are working to raise the cap under Title III to $5M:To amend provisions in the securities laws relating to regulation crowdfunding to raise the dollar amount limit and to clarify certain requirements and exclusions for funding portals established by such ActLet's hope this happens.  

https://www.biggerpockets.com/flip-analysisYou may find traditional financing difficult to secure on such a small loan amount, especially if the property is distressed. 

It seems like this is the sort of rejection i’m seeing from NOT and NODHomeowner has just been saving their mortgage pmts and is working out a loan mod/other solution Family or other people are helping to pay so it will be taken care ofWorking out a loan mod or have already gone through that process and secured itNot interestedI try to stay there as long as I can and portray that I’m looking for solutions.

Purchase price is 489,000.Riskier option: $489,000 loan amount (30-yr 10/1 ARM @ 3.25% initial rate) (100% of purchase price)$0 down payment$3020 closing costs (12,800 - seller contribution of 2% of purchase price)$100k variable rate loan at 3.6% (100% secured by cash already in account w/ lender). 

THERE IS no funding like that it does not exist for RE investors.. the ONLY 3 % money  is for the very wealthy that put up their securities as collateral and then borrow at 1 over libor.. so you have 5 million in securities at one of the big houses and they will lend you 2.5 mil at 1 over libor 2 to 3%  but that its.So here is what hard money is universally around the country so as @Aaron Mazzrillo suggests instead of scratching your head and thinking your going to find some unicorn HML.HML rates are 10 to 14% on rate and 2 to 4 points .. usually need at least 20 to 30% in cash into the deal.. one year terms.. etc etc.. once you establish yourself with these folks over time.. the cash needs can drop and rates drop a little.ON the west coast were we have a VERY stable RE market and TONS of money chasing deals.. you can get HML for 1 and 9  1 and 8 sometimes.. 

Some lenders may want 25 - 30% down, but there's enough competition, you should be able to easily secure an 80% LTV.BTW:  That spreadsheet you are using is U.S.A. specific.  

Keep looking for lenders and JV partners, but I would concentrate on techniques that will be likely to happen.You won't want to hear this, I didn't when I was your age, but you sound quite young and by your own admission you're inexperienced....no crime there and I applaud the initiative you display.....but  I think hard money will be very tough for you.