As for retirement, I earn a pension when I retire, I currently max out my deferred compensation plan (457b) with 18,500 a year and just recently opened up a Personal Roth IRA with intentions to max out with income made from loan origination but put it on hold until I can figure the best situation for what I am trying to accomplish. 

I chased court records concerning the property for a while and the best I could figure is the land has a home on it that the person took ownership of it by heir but several people within the family had portions of the property.

Sometimes it can be hard to figure out why someone succeeds and another fails at it.97% of small businesses that fail, do.so because they are not properly capitalized.

Down payment would have been about 8k, annual taxes in Albany, NY for this property are 6200 (with star credit) and then closing costs were approximately 3% (6210) of the loan amount so in this case all cost would have come to 20k which we do not have at this time.

..not saying I'll never work again, but would like to become financially independent first, so I can take my time figuring the rest of my life out. 

Within one year of buying it's appreciated greatly, we don't regret it b/c we figure that this is a property we're going to hold on to forever.

i still haven't figure this out yet. 

No too much you can do to lower the down payment, what you'll have to do is figure out how to get the money.

At the end of the day, I figure I can make them 2 offers. 

I asked my go to lender and he didn't know which one he used, so I figured I'd ask everyone here.