Which banks are lending on distressed properties?  

As far as I know the FHA 203(k) loan has a lot of paperwork involved, but will lend you the money for the purchase AND the rehab.You still have to have the 3.5% down payment.  

If they are only lending 50-65% of the current value, the property will be the most important factor in their underwriting decision.Not having money for DPs is usually a symptom of other things.  

If banks aren't going to lend to you, then private money is probably your only option.

Find a seminar on "syndicating real estate deals".

with that said I'm not sure you really need to do that, you can easily hire on a firm and use their expertise and connections as a team member to accomplish what you want, if you find good enough deals out there people will lend you the money!

I am also looking for syndication deals as I am an accredited investor. 

Home depot has a lending program for rehabs...they had one program that didn't require a payment for 6 months.  

Here's something for you to consider - don't worry, this isn't a sales pitch (my company doesn't lend in Florida, so there's no ulterior motive in my sharing this with you):You may want to look at the option of purchasing a multi-unit property (let's say a fourplex) and financing it with an FHA loan.  

That in itself lends to typically very different scenarios as A neighborhoods don't tend to have random people walking by who would stop and ask you for a light or a cigarette."