Saving right now i wont be able to get a traditional loan because requirements i've been working on my score A LOT last year or so up to about high 6's 690-700 self employed about 1 year and 1/2 w2 just for one year of course that is a problem but i'm trying and will pull through if have any advice i'm open to hearing!

(The potential UDFI tax can be mitigated with all the traditional real estate tax write-offs; mortgage interest, depreciation, etc.) 

Traditionally banks loan on appraised or purchase, whichever is lower...you may be describing a hard money lender...that's a different ballgame altogether...It's impossible (in 99.999%) of all real estate acquisitions to use financing and acquire a property with no money out of pocket...best you could do is HML if you're flipping this...you may scrape by with points and fees...If you're using HML you will have to sell the property or settle the debt with a re-finance...re-fi's are typically 70% LTV...and completely dependent upon your personal financial situation, DTI...easy to get burned if you don't have capacity or the value is not there...and this is an expensive asset.A conventional lender can't lend if seller financing is involved...lending constraints...

It needs a rehab before it can have traditional financing, so I prefer to sell it as is. 

I heard on a recent BiggerPockets podcast that some investors use private lenders rather than going through a traditional bank.

I'll refer a client to an attorney only when they have questions about our standard contracts or need something non-traditional written up. 

More than likely you'll be looking to make a traditional acquisition and therefore you'll need to make a 20% down payment.

Joe has a tax lien for 90K which is preventing him from getting a traditional loan/financing.The house Joe lives in is paid off, but the seller has a lien on the house from his mother's nursing home.  

Unless he is very close to you he will probably charge more in interest than a bank so if you qualify for a traditional loan that would probably be more cost effective. 

I'm a Real Estate Broker, I do my own deals, and I have traditional RE clients, but I also have a couple other businesses I run.