How to purchase property without hard money or banks

[Christina Curl]

I have a problem. I have student loans around 150k. Because of my current reported income, my monthly payment on the loan is zero and will continue as such. There is a rule with any government loan that says 1% of the student loan balance will be considered paid on a monthly basis even though my payment is zero. Well, that throws my debt to equity haywire when trying to qualify for a loan. I am looking to relocate to the Florida panhandle. Any gov't loan is out because of this rule. Conventional loans might work, not sure about their treatment of student loans, but 20% down would be tough. Waiting and saving is obviously is one option. I have good credit. I own my own home currently and would like to keep it as a rental. A refinance on my current home, if possible, or HELOC, might make sense but the equity I would pull out would be used to update my home for the rental or sale...leaving me with 5% down on a new home not 20%. Also trying to find an owner finance in this area on a nice home is not likely. Their market is hot. Maybe creating an LLC to purchase the home and leasing me the home back??? Any ideas would be greatly appreciated.