The best approach is to press the buyer to get some earnest money from his savings, from his family, from his friends. Someone buying an apartment complex can't get a hard money loan if he has no money in the world.
Otherwise you have 2 options. Don't use any earnest money. No law says that a contract must have earnest money. Or use a promissory note for the earnest money.
You can not "plug the seller financing into the earnest money". That isn't earnest money.
Dec 15, 2011