Luckily I redirected most of my 401K would be contributions (match only) to non-qualified account then jumped into RE.There are some parameters that need to be set. 

I have a good full time w2 job so coming up with a down payment is not an issue.

Ultimately this is what theyve offeredPurchase price $250kDown Payment $5kMonthly payment $100010 Year balloon payment.They will cover all property expenses including taxes.They want tenants gone within 30 days.I still owe $146k on the property.

can i invest in a property with a down payment?

Your PITI Payment would be $1,298.82 per month.

If the payments are more of a concern, instead of writing below list price, ask the Seller to buy down your interest rate.

This is clear fraud, non-fulfillment of contract, etc.

Through our dedicated network, KCCH has access to non-public resources to source SFR and 2-4 unit properties before they become public. 

This includes allowing the seller to foreclose on myself and my team should we ever fall behind in payments, which we will not.

These days I just say 25k or higher upfront non-refundable rebated back off your split as an agent when your first deal closes.