Lending for 4-plex plus SFR with two types of zoning

[Kate Moreland]

Hi All! I'm very new here; my husband and I (and two little munchkins) are house hacking our first deal, a duplex. We're almost done with the refi part of the BRRR plan, and hoping to move to our next property this year.

We found a property that's interesting, but I don't know what our financing options would be, or what the best way to attack a place like this is within the confines of what we can do.  I'd welcome any wisdom or advice on options, just in case we have any shot at this.

The property for sale is in a great area, appreciating like crazy.  It's a 4-plex with a house next door.  All for sale as a single piece.  The 4-plex is zoned residential multi-family, per usual.  The house is zoned commercial vacant land.  

We don't have tons of cash on hand so we'd need this to be a house hack too. What do you experienced people think would be the best way to work something like this, while staying ideally within the confines of an FHA (preferably) or a 5% down conventional loan? I know it's not possible to do FHA for more than 4 residential units, but.....creativity? Ideas? Am I crazy? Thanks!