The duplex has done well because it has a great backyard/garden area and each unit has a private deck and W/D.

This would include doing mainly flips so i can get a solid return from that money or possibly even doing private money lending. 

Metro could have different rent growth projections, however, this is a great sign to see that the area as a whole is moving in a very positive direction.ConclusionBecause of D.C.’s typical recession resilience from the federal government and the large presence of big-name private sector companies in the area providing stable employment, it is very rare to have the opportunity to buy real estate at a discount.

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?

Will Add in CA  there are 3 ways to do the Private loans.. 

You can also message me if this is an option you're seriously considering and I'm happy to chat with you about BiggerPocket's private community for syndication investors called PassivePockets.

Typically, the initial upfront for the rehab is either cash or a high interest loan (hard money or private). 

Buying a MLS listing is probably a no go ,if you find a private sell or a similar way that would be the best way to purchase a property in todays climate.

Quote from @Rodney Davis: They presented themselves as private lenders.

I've also heard of requirements to own for at least one year before you can use the home as a STR.Hawaii is a leftist state that doesn't protect private property rights.