Financing options do exist: hard money loans, renovation loans, and some traditional mortgages can be used on distressed properties if criteria are met.

Is that eligible for an SBA loan? 

Unless you revise your plan and ensure that your personal use is under 10% of the rental use.

It’s important to recognize that your landlord likely isn’t thinking about selling the property right now, especially given their personal circumstances.

I can likely do this loan, but in all fairness, with this type of loan I suspect a community bank is going to beat me out.

The seller was willing to take a secondary position on other property assets and provide a 3yr 4% interest on his loan.

Those loans take  about 45 days to put together.  

And they'll want you to pay off the loan pretty soon (and usually will you as the rate will probably be higher than banks) so there's that too.For this reason, we definitely prefer private lenders as they will (if you've built trust with them) often lend on the rehab too.

I personally did a couple last year that I self furnished and self manage while working full time.  

If you are looking to buy in PA, its possible you can qualify for PHA KFIT program that gives you a 5% closing cost forgivable loan.