Advice on my situation. Whats the best approach?

[Will Koen]

I intend to leave out no detail here but also provide no unnecessary fodder.

My experience:

3 months experience wholesaling this year

Put out 50 bandit signs-1 call

knocked on doors got close to a deal because of my partner on the deal he wanted to make same amount as being alone. The deal was a no go because of $3-4k 

After that I decided since wholesaling was not at all my real estate goal. I put up the rest of my sign and stopped spending all my free time doing that.

I am wanting to pursue cash flow real estate preferably duplexes

I would like to own a duplex and live in one side but since i havent found any in a great area for less than 150k im looking for anything.

I just turned 24 

I have 720 credit score

I am a 1099 contractor--Tile showers and floors-- last two years i have been a student half the time and took off alot not really trying to produce high income doing what i do. I only showed gross of around 12k annual last two years but the mortgage company looked at net which was like 6k and 8k.

$14000 in savings

This year im trying to get a loan of course so im on track to finish the year at 30k without straining. 

So traditional FHA i need to wait till 2017. And earn my consistent 30 k or more

My mortgage lender said if i did 30k this year they would try to do a certain type of conventional loan for me next year at a slightly higher interest with minimum 10% down.

My other option is a cosigner my mom who has the income. I actually talked to her friend who owns 7 rentals (im very polite but she never has time to discuss anything real estate with me or doesnt want to) said i should wait never get a cosigner go alone.

That being said my mom could be a partner and I could offer construction experience, she knows nothing about either thing.

My dad has been saying he would buy a 30-40k property to rehab and i could do alot of the work. I have yet to find one that has any profit in it for that amount.

Next is finding a private lender which i would like advice on.

I am just wondering should i earn money and just wait or try one of these or something you could suggest.

Any help is appreciated.