Tricky Finance Situation

[Caleb Steinbacher]

I have a rather good deal on my plate, I'm just trying to find a way to get it financed. $80k triplex offered for sale to me for $40k (to me privately), needs about $25k worth of work. Currently fully rented for $2,100 / month.

I have a terrible FICO, but decent income. My partner has a good FICO, but not great income. Where can I get a loan for $65k? I'd be fine with anything at this point. Lowest cash to close possible. 203k would be an option, however, we want to DIY the majority of it and are not licensed contractors.