But I agree, seller's best bet is to buy using a conventional loan if they can qualify. 

I AM NOW USING MY 9-5 TO PAY OFF THE PRIVATE LENDER EVERY MONTH WE ARE SET BACK FINANCIALLY BUT THE future IS BRIGHT ! 

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?

Personally, I love them because they offer built-in diversification.In my experience, local banks are your best bet for financing mixed-use properties.

I bet, when you started investing,  this day seemed so far off it was silly.

Even at $60,000 a unit - that is a $1.2 million deal... and realistically I bet they will be over $100,000 each... all just a guess... but when you get into these price points and you are "new to real estate" as your title in your post suggests - I think you are probably getting in over your head for a first deal.  

We invest in non performing loans and do some private lending as well.

I have a potential private lender, but I need to determine if this is a viable investment opportunity and explore the best financing optionsYou’re a first time investor going for 36 units… alone?

Plus I bet the contract calls for mandatory mediation.. if the parties cant agree..

These are big money plays life changing profits but RISK you bet..