To stay secure, I’d recommend saving 3-6 months of mortgage payments, budgeting for repairs, and possibly investing in a home warranty.

I have $25K cash for a down payment and can add $20K/year ($1,600/month) toward payments.No W2s, I've looked into building a small home right away and using a bank statements loan (have about 8800. monthly income) , but with 9%+ interest rates, it’s beyond my budget.Is there any sort of creative financing ideas possible or private lender possibilities?

Pros include securing the desired property and strategic planning, while cons involve higher costs, financing challenges, and complexity.

What about the thousands of family members and private money lenders who are under the table?

The other California investors with more moderate incomes bought years ago and have built wealth from 30+ years of appreciation and small mortgages and their rental income supplements their pension or Social Security and retirement accounts. 

I've only read about it, but never really investigated it since I don't see it possible for me.What about private lending? 

We invest in non performing loans and do some private lending as well.

Depending on the application, first, last, security, and another month or two.

I have a potential private lender, but I need to determine if this is a viable investment opportunity and explore the best financing optionsYou’re a first time investor going for 36 units… alone?

No, it was secured but apparently he used the same collateral for every loan he took out.