Need a small loan for a fellow BP'er.

[Charlie MacPherson]

I'm helping a fellow BP'er to buy a dirt cheap buy & hold.  It'a in MA, close to the RI border.  

• Here are the details - and the reason that conventional financing won't work...
• 3 unit condo - a converted triplex.
• 1st floor unit, 3 beds, 1 bath
• Electric heat, separate utilities
• The other two units are rented - Rub #1 for conventional financing
• The other 3/1 is at $1250.  Presumably the 1st floor unit can bring in an additional $100 - $200 and perhaps more.  3 BR rentals in that town averaged $1600/month over the last 6 months.
• Purchase price $65,000.
• Condo association has $5,000 in reserves. Rub #2 for conventional financing.
• Little old lady pays the condo bills - presumably she's another owner.  
• No meeting minutes, no condo budget.  Seat of the pants operation. - Rub #3 for conventional financing.
• Unit needs only a coat of paint and carpet cleaning - no apparent repairs required.

So I need some ideas to get this deal financed.  Anybody care to chime in?