While I thought I would be able to get financing from an alternative lender, it hasn't come through and now I'm considering private lending at 9%. 

Personal debt-to-income ratio is not a consideration for underwriting these loans.In the alternative, some people go to private lenders (in simplistic terms, groups of wealthy people who have pooled together to form a mortgage company) who are willing to lend on investment properties that banks are not willing to underwrite.

There is no requirements to list or detail type of construction in the deed but most states and local realtor associations do have disclosure requirements of material facts regarding type of construction when listing a property for sale in MLS.You should ask a local realtor and real estate attorney to be sure.

Its just too pricey from $50-$80, if you can remove the very cool and badass rubberized satin finish and go with the typical boardgame box material, and other tweaks, maybe you can get your prices down.

I would also have to say that you can find cash flowing rentals both places for 20-25% down, but they certainly aren't falling from the sky; an asking price is just an asking price and you need to be able to act very quickly when the right one comes available so get a pre-approval from a lender before you start looking seriously.Brick and stone are preferred facade materials for heat reflection and wind resistance.

Please advise with tips or suggestions, alternatives. 

Additionally, if you're filing together, your spouse must materially participate.

The bank is asking for 20% down investment in a duplex. How can I get around this for my first investment.

Alternatively you can obtain clear title after 20 years of using the property if you do not have "Color of Title" (if you had mere possession and did not lease from the son or pay him any portion of the rents).Color of title would be a deed from someone (the son) who you have reason to believe had the right to transfer the property to you. 

Alternatively, I could sell the property.