Single family residence lending needed in San Diego

[Account Closed]

Hi there - I'm looking to buy a SFR such as a 3 BR / 2 BA and right after convert it to a smaller SFR and ADU. I would then like to convert the garage into a second ADU and rent out both ADUs. I make $20k gross monthly; have perfect credit; zero debt; $120k+ liquid and yet have only been offered 15% down for up to $1M via bank statement loan because I am self employed and deduct a lot of items for tax reasons. I'd like to only put down 10% though so I can use the funds I have to construct / convert the first ADU to start immediately renting it out and having the renter pay at least $2000 toward the mortgage (realistic estimate based on market rent for the area I'm looking in). Note that I am currently looking at 3 BR / 2 BA places closer to $700k-$900k. I'm considering FHA, conventional, bank statement, really anything as I just want to see what my options are. Thx