How do I fund this?? Every way seems a dead end so far

[Nicholas Morgan]

Hey everyone! I'm desperately trying to fund a deal and time is of the essence! Here are the details of the property: 

Triplex listed for 155k

Units/Rents:

2/1 - $650/mo

2/1 - $650/mo

3/1 - $750/mo

All units will be empty once the owner moves out. The 2 bedroom units need zero work and are rent ready. I believe each unit could be bumped by $100/mo based on rents in area/demand. But I've been running numbers at current just to be conservative. The 3/1 needs to be finished as it's in the middle of a remodel.

My wife and I want to live in the 3/1 unit for a house hack because it's closer to where we want to be in the city. We would work on finishing the 3/1 unit until we've fulfilled the 12mo living at our current residence. 

Here are the details of my situation:

- I purchased my first SFR / primary residence in October 2018 (~7months ago) with a 3% downpayment conventional loan with the agreement I would live in the property for 12 months

- It seems getting a new low-downpayment loan will be difficult/impossible from a lender due to not fulfilling the 12 month duration in my current residence

- the seller owns the triplex free and clear (paid cash for it 17 years ago) 

- the seller wants out bad. Starting crying when discussing with her because she just wants to move near her grandkids after her husband passed away 6 months ago. 

- I only have $10k to spend to acquire the property 

- Looking at seller financing and with ~6% in realtor fees my 10k would only just cover her realtor fees and wouldn't leave her much of cash-in-hand

- I want this to be a win/win for both of us. She gets an income (which she doesn't have right now) and I get a property to move into after ~6 months

- I feel like if I could go to her and say I can close in 10 days, I could get the price reduced even more. She wants out so bad.

Any advice/thoughts? 

I've looked into a personal loan for a larger downpayment for seller financing. That may work. It would be ideal if a private lender wanted to do a 15 or 30 year mortgage with me. Then there'd be no hassle with banks and such. I think there's an option to refinance out of a private loan or similar in the future. This place was listed at 175k originally and she just dropped to 155k to get rid of it quickly. With the under market value rents it produces  $2050/mo ...If everything gets bumbped up, it would make $2350/month....however I'd live in a unit so it'd really make for me $1300/mo or $1500/mo if rents get raised. 

thanks in advance!