Utilize private money lenders until you can refinance the properties with the local bank mentioned above.etc..There are many ways to skin this cat, just need to figure out which works best for the situation based on Time, Cost, Ease, Speed, etc.

The lender will indeed want to make sure that YOU have skin in the game, and bear in mind if you put less than 20% down there is likely to be required mortgage insurance on the loan which is an additional payment on top of your principal and interest.Having said all that, you DO have options for buying that duplex, especially if have people like your mom who willing to lend you that money for the deal, but I highly recommend talking with a seasoned mortgage professional here on BP to get the specifics and someone who will shoot you straight about it.Lots of people get started investing partnering with parents.

____________________________________OPTION 2Some of my other brokers in Georgia who specialize in high end properties for over 20 years do it this way.They have a typical marketing package built into their business.If the seller demands anything above that which they usually do then the broker does this.Tell the seller that they can pay for the advertising and keep the proof of receipt and payment and at closing the broker will give a credit off of their commission at closing.This makes the seller put skin in the game.If they truly believe in their price to put money on the line they will do it.

We closed by the skin of our teeth.

. - Some Capital: My current W-2 thankfully allows me to save at the rate of $2300/month, so depending on the deal, I may be able to contribute some from that standpoint to have skin in the game.

After taking about 6 months to convert it into a 4 bedroom, put on new siding, some windows, trim, exterior paint, a new roof on part of it, sheetrocking about half the house, tape, texture, trim, paint, carpet, tile, electric and plumbing fixtures, rewiring about half of it, adding rafters to the garage, a new garage door, a crushed asphalt driveway, and sod, I finally sold it for $55,000 after having it on the market for 3 months with a realtor and only getting 2 offers that didn't want me to carry it.With a little over $25,000 in repairs to it, when it was said and done I walked away from the closing with a net profit of about $1,500.

The primary reason for this is to make sure you are putting skin the game.There are programs out there that can drastically reduce your down payment (FHA and USDA are two that come to mind), but I have no idea if you can use them for what you are looking to do.Hopefully, someone else will post who can give more insight into those programs.Best of luck though!

Includes of course tape and texture.

Cost TrackerLot Purchase Price 20% - 15%Architect & Engineering Plans RenderingSurvey 1 (Stake Corners & Elevation Cert)Surveyor (Final Elevation Cert & Final Survey)County Permit Municipality Utilities District Portable ToiletFoundationSilt Fence Site Work (tree removal / 8in Dirt Scrape)Concrete SlabFramingLumberEngineering Wood Products (Trusses)Accessories & LumberFraming Labor $2.5 per sqftPlumbingPlumbing TurnkeySinksToiletsFaucets & Shower TrimElectricalElectricalHVACHvacInterior Windows & Material Back DoorFront DoorSiding, Sheathing & Cornice MaterialSiding, Cornice, Doors, Window LaborRoofRoof Deck MaterialRoof Deck LaborStanding Seam Metal Roof (optional)InsulationInsulationDrywallDrywallFirewallHang, Tape, Float & Texture LaborDrywall Touch Up LaborPaintExterior PaintInterior PaintExtra Cost (Caulk & Paint Upgrade)CarpentryDoor Handles CabinetsInterior DoorsBaseboards & Shelving (closets, utilities & Pantry)Carpentry LaborCounter TopsCounter TopsMirrors MirrorsGarageGarage Door & OpenerDrivewayDriveway Flat Work (AC Pad, Walkways, Steps, Backyard Steps)TilingTile MaterialTile LaborLVPLVP MaterialLVP LaborRailingRailingLandscapingLandscape Final gradeSODFlower BedDumpsterDumpsterApplianceseDish WasherStoveMicrowaveMiscMail BoxFinal CleaningHouse Plan PrintsWater & Electric During buildRefunds / DepositsRefundable Deposit

If I could go back to considering my first, I'd say if you have friends/family that have enough $ and you are confident in your ability to BRRRR (buy, rehab, rent, refinance, repeat) then you do not need to worry about fronting the cash yourself (except maybe a portion to show you have skin in the game).