Trying to Buy House & Not Pay Closing

[Ayodeji Kuponiyi]

My wife and I want to buy a house. We own a duplex free and clear. We rent a unit and live in the other. To maximize on cash returns and cash flow (as well as keep the wife happy) we are looking for a SFH. We found one but the questions are:

• How can we buy a house using $5K as downpayment and having the seller pay closing cost? 
• How can we get buyer's assistance even though we already own a property already? 

I'm not sure if there's any program in PA that could help. I'm thinking of trying Seller's financing but can't seem to find the numbr of the company that renovated the house. 

I suggested to my wife that we could refinance our duplex or get a HELOC to cover closing costs, but my wife thinks that having a mortgage on the duplex may hurt us in trying to get a loan for SFH. I understand where she's coming from so what are our next options?