Come to the table with a plan, and finances worked out to get the best service and agent.

What happens at your closing, if it’s assigned, double closed or traded for a pack of gum, is utterly irrelevant, because the law would already have been broken if that person double closing had at any point prior to the closing “offered to sell” or “ deals in real estate contracts” again what happens at the closing table is irrelevant because by that time the law would have already been violated, by the time someone is at your closing table and double closing a deal, presumably by “offering to sell” the law was already violated prior to them even coming to your closing table You might be right... if VA law actually read the way you claim.

If you can find someone with experience that brings that amount to the table and then you do a small loan for the remainder of what you need, then I think it's more than reasonable.

In Reno, NV having an experience at the house like a yoga room, fire pit, pool table, game room, kids play room might be more appealing.

They are underground and the water table rises and falls underground and some areas.Good Luck!

We're too old for our VIP table service high end vegas clubbing days, but he can relive some with his HR condo. 

@Alfred Dublin I'm not saying you shouldn't call around, just be aware that no lender can/will really engage with you until there's an actual deal on the table.

Your script or simply guidelines for starting a call should be geared to solving a problem the seller may have . . . needs to sell, may want to sell but had not considered the options, etc.Best advice is to be honest with yourself as to what you are looking for - a flip, a buy-&-hold, a wholesale - and approach the seller with a sincere opening explaining who you are what you are bringing to the table. 

This takes risk off the table.  1.  

They might allow for a no seasoning rate and term refinance, but that would have you bringing your closing costs and and lender fees to the table.