Beginner Creative financing

[James O'Connor]

Hi hopefully this is the correct area to post this but I have a scenario I'd like suggestions on how I can acquire it as non owner occupied. I currently house hack a duplex and need to live in it for 5 more months per FHA rules. House for sale listed at $109,000. They have verbally agreed to either $105,000 or $107,000 and 3% closing costs. As it sits house should appraise around $140,000 - $150,000 and seller is looking to sell quick and at a loss. The property is two units. Upstairs 3 bedroom single family. Downstairs commercial office/ store front. The town has it listed as multifamily and zoned upstairs residential downstairs commercial retail store. About 1400 square feet. Maybe 400-500 is the commercial. I have an interested business that will give me $20k to use as down payment if I rent to them after closing at a discount. I've talked to about 12 lenders, conventional, hard money, private lender's. All said no so far. Reasons varied from they can't because its mixed use. To much retail square foot compared to residential. They don't lend under 100k. The last one I talked to would do it for 35% down but I can't use funds from someone I'm renting to. I was thinking maybe seller financing for 1 year with 20-25k down and I could refinance after 6 months? I'd like to hold and rent the property long term. If I'm missing any information let me know thank you Personal funds I have about 9k cash. I've talked to about 12 lenders, both conventional ,