Philadelphia loan question to rehab property

[Marc Oister]

I am currently interested in a property I have come across in the West Mt. Airy section of Philadelphia.  Its a 2300sq ft building. Has extensive mold damage.  I was planning on doing most of the demolition and painting myself, and then hiring out for the rest of the work.  

   My plan is to buy the property cash, and then seek a loan for the rest.  What type of options do i have for financing.  After purchase i will have 20k left in reserves, and dont wish to touch that just in case of any unexpected costs.  

  Im hopong to convert the building into a true duplex and move in one while renting out the other.  Since it would be owner occupied i dont know if that would exclude me from some hard money loans.  Also I plan on keeping the property long term so i also think that would be a problem for many hard money loans.  Any insight would be appreciated.