There are options of seller providing concession or money towards closing fees but in many cases that makes your offer much weaker in competitive situations. 

What was your motivation to buy it?

I may not have anything to offer but I am a highly motivated beginner ready to hit the ground running!

Yes both seller financing and subject too would be options for your situation.

I’m especially passionate about mentoring high-integrity, motivated individuals who are looking to scale the right way.If you’re an operator looking to grow, a builder of great teams, or just someone who values doing good business with good people — I’d love to connect.Feel free to shoot me a message or drop a comment below!

Don't be a motivated buyer and do a bad deal.

I've dealt with dishonest and/or unprofessional investors, realtors, buyers and seller. 

Been grinding on weekends putting up bandit signs and cold-calling when I’m off the road.Hitting some roadblocks though:  - **Off-market deals** – Best ways to find sellers besides signs/driving for dollars?  

Housing Market Has Nearly 500,000 More Sellers Than Buyers--the Most on Record — Redfin <---People think providing alternative solutions to sellers is "weird."

I am interested in using direct mail, Google, Facebook and some sources I won’t disclose ;)I would like to keep it to high quality inbound leads to keep my sales staff happy and motivated, though we could potentially go the cold calling / cold sms route if necessary.