Hey Y'all. 

I've been working hard to find the right investment property, and I think I have found the one at this point. It's not on the MLS - older gentleman is selling off his units. The cash flow is great. He is asking for $205,000 as the sale price. I need to hit 25% for the downpayment to be able to qualify for a conventional loan. This is right around 51K. I'm about 5-10K away from having this, depending on what the closing costs are. My question is - how do I get the remaining 5-10K? I have enough to cover that in a retirement account, but I would prefer to keep that as a safe haven / "reserves" account of sorts.

I'm afraid of not having the money in time to "seal the deal", as they say. I have thought of a few options, but they are drying up:

1) Close friend. He's all tied up in equity and mortgages though. So no go. 
2) Family: Eh, didn't work out, when I asked. They are anti-real estate. 
3) I own my car out right. It's valued about 2x the loan I'd want. So perhaps pull a bit of credit on that? 
4) Cash advance on a credit card. Holy expensive, no? 
5) Hard money lender. Would anyone even take on such a small loan? 

Thanks in advance for your advice and thoughts. :)