they said around 90% of market value.I tried to get them to understand that this property needs a LOT of work, almost a full gut, some holes in walls (small) old carpet needs to be ripped up, i mean like the works on this thing, you can prob get away with touching up the kitchen since its real hardwood and the bathrooms as well but this prop needs at least 80k.Found out owner actually owes 140k on property, and zillow is zestimating it to be 127k.

Hello, I have a primary residence and about $10k in bad debt (not including car note, student loans and a small medical bill).

You can also download it directly in PDF format from my business page - Premier Cleveland Investing (scroll down to "resources").

Find a small one that is not nationally advertised. 

Today it has a small positive cash flow for its equity, but the value is up ~$1m above my costs.  

You haven't provided enough information on that to allow specific advice.If you purchased the property in 2020 you should still be at a good interest rate (assuming a 5 year balloon ARM).

I'm in Steubenville, Ohio a small town with limited resources.

Yes, I'm a Property Manager in the greater Phoenix area.We are a mid-size property manager, large enough to have great tools and support but small enough to provide personal service.

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?

Absolutely man, I’ve got a small group of people I know personally who are ready to roll.