When I had my traditional HML company and 100% of our funds were investors

I’d love to take advantage of a “traditional” mortgage (or even FHA?)

Unlike traditional banks and credit unions, we don't face the same constraints, allowing us to offer more flexibility.

Maybe we can do seller financing for the $172K and then get a traditional mortgage after the fact with delayed financing?

Maybe they are offering financing because no traditional lender will lend on the building. 

Thank You for the input, it's confirmed there is not a straight forward traditional mortgage option.I'm looking for a property in the 100k range.

If you are self employed with no full time employees then you should consider a Solo 401k for your traditional funds and no UBIT on leveraged real estate. 

Such as, what percentage of those $1B in defaults came from tech platforms as opposed to traditional lenders?

On the contrary, uncertainty is the breeding ground for creating wealth.The core of the issue is whether you are willing to step out of the traditional investment framework and explore new business models and market opportunities.

If not, you could always maintain 2 separate IRA accounts, one self-directed for private lending, and then another for your traditional investing.