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?

If you need financial help, ask under the "Finance, Tax, and Legal" forum.

For context, I will be assuming his VA loan at 5.1% and he will be doing seller financing for the remaining equity and sale price. 

It is going to be near impossible to cash flow on a property with 100% financing, especially if that partners rates are above conventional rates.

With a 203k Renovation loan, you can also finance in your payments if you are doing a major rehab. 

I can see the OP giving this a shot.. but it is risky he could end up making a few bucks and getting experience might just break even or he could take a loss.. that margin is very thin in markets that are not selling as soon as you get CO  thats been one reason we have been profitable very few homes have been carried past CO so financing cost are at a minimum.. you hold a spec home 6 months past Co and every month your losing money you will not recover.

Caution:  Personal credit card financing is a huge risk and good luck finding 0 percent interest today.

How did you finance this deal?

I do single family "off market" that I take over with owner financing, subject to, wraps and lease options.

Any helpful tip or feedback, please?