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

There are a lot of charlatans and 'Guru's' out there promoting this and that but the Stech family is the real deal when it comes to Private Lending. 

I have a potential private lender, but I need to determine if this is a viable investment opportunity and explore the best financing options You posted this same thing three times - in two it was a 36 unit and in the third a 32 unit.Do you have any other details about the transaction or perhaps wish to share your initial analysis so the volunteers here can poke holes in it or tell you why you're right?

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.

That being said, while the intent is that most investors in a 506(b) offering are accredited, the sponsor can accept up to 35 "sophisticated" investors into the offering and still be within the rules.All told, private offerings are 100% a buyer beware investment.  

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.

For example searching on keywords in both the description and private remarks that aren't shown to the public. 

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

Because I am partnering with them instead of simply using them as a private lender, they are getting equity in the deal and splitting the profits with me rather than charging a premium on the interest payment.Im not really worried about the strategy, it is solid with low risk.

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?