Second investment property purchase - how to purchase it?

[Tony K.]

I am a first time investor and I purchased and rehabbed a SFH using my own money I had saved up over the past 20 years. Bought the property at $67,000, and put $32,000 in rehab. It's literally almost a brand new house ready to move in. I had a local RE broker provide me a CMA analysis and my house ARV is estimate @ $145,000. With the equity, my intention is to rent this property out for cash flow. Monthly rent average is between $1,000 - $1,200. I currently live in this property because I have nowhere else to go. In order for me to move, I need to borrow money to purchase my next property. I prefer to purchase a 2-4 unit property where I live in one of the units. Upon acquiring the multi-family unit, I can turn around and rent out my SFH. The reason why I got into real estate investing is because after being laid off a couple of years ago all I can find are part time, low wage jobs despite having 15+ years management experience. I have a part-time, low wage job, above 750 credit score, and a high DTI. Couldn't qualify for a HELOC through the bank. Seems a lot of private/hard money investors won't lend even though I have a free and clear property with leverage. How do I get to the next step? There's has to be a private or hard money lender out there that will lend using my current SFH as collateral so I can buy my next property. Are there any refinance loans, or buy and hold loans, or any loans available based on my situation? Thank you.