Like @Laura Chotkevys said, you can raise money, creatively finance from the seller, partner, get lower money down loans (SBA - although this is harder for the first deal sometimes), get a private note... lots of ways to go about this with low money down if you put in the work and know how much you need. 

I am also looking for info on creative purchasing and "Subject to" purchases, especially BRRRRs.

Are there any private money or creative financing that you could share with me that might help out situation?

Creative financing can be quite powerful but it needs to be learned either from someone experienced or will be learned by trial and error.

In today’s unpredictable market, how important is flexibility in financing? Have you found that private money lending allows you to structure deals in ways traditional lenders won’t?

Have you explored creative ways to structure these partnerships to maximize returns on your deals?

Philadelphia doesn't take kindly to your type of friends... haha I think your friend may have to get more creative 

Any creative finance pro's know how I would structure this with what I want to do here with the seller carryback?

@Andrew Postell is a creative thinker in this arena.  

I know of two in the westchase area that have incorporated in their bylaws that there are no leases allowed of 6 months or less.