@Edward Heath you'll want to check the requirements for the $12.5k loan.

@Nathan Deutsch Welcome TO BiggerPockets If you are not comfy with privacy issues while house hackingyou can try  a  FHA loan or start with a partnership to buy a STR etc

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?

I was looking to see if anyone had any other creative ways to connect with lenders for these kinds of loans. 

It depends on the LTV, type of loan, whether it is rate and term or cash out refi, and some other details, but that's not crazy.

Hard money loan Lessons learned?

His dad doesn't own any vehicle.  

This will give you more time to shop rates/fees than to be under the gun with a purchase loan. 

These markets often have strong population and job growth and strong rental demand.But the reality is that even in more affordable markets like Columbus, you'll need about $50k-60k household income just to qualify for a conventional investment property loan (this assumes good credit and reasonable debt).

Research neighborhoods near colleges, government offices, and hospitals, explore FHA loans, conventional loans, house hacking strategies, and connect with local investors.Good luck!