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

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.

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.. 

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.

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.

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

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

Common comments and complaints are things like....Wanted: a private landlord out there that will rent to me.Why are credit requirements so high?