Help finding funding for a San Diego Duplex or SFR w/ ADU

[Robert Michelen]

Looking for advice or recommendations on finding best funding for our situation in San Diego. 

Goal: Purchase a duplex or SFR w/ ADU for sub-1MM in La Mesa or surrounding rentable areas.

Us: 750 + 800 credit married couple. 200k combined annual salaries and 150k (or 15%) ready for down payment. Clean backgrounds but confused first time homebuyers looking to owner-occupy and supplement with rental income.

Current lending experiences:

1) NFCU (not a vet) . Hooked with low rates and no PMI. Loan officer was on vacay for first 1.5 weeks. Told we couldn't do a jumbo conventional duplex but could do a 5/5 ARM or a non-jumbo conventional (under 647K) both no PMI. My realtor says they are slow and could lose the deal for us given this climate.

2) Direct lender recommended by realtor. Gave us a 15% down, 5.875% interest rate plus PMI. I was a bit thrown back at the rate, but maybe this is where were are for late-April 2022?

It's' tough to watch our buying power wither away weekly. We were eye-balling 1.3MM places a couple months ago. Hence why I'm here trying to figure out the best path given our experiences. Thanks in advance.