Property Hack Financing Help

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I am looking into financing a property hack where the lot has two SFR with a shop/apartment. The listing price is $579,000 in Washington state. My goals are as follows:

* Rent the second SFR

* Rehab the apartment (~$20k with HELOC)

  * Keep down payment under $50k or less

  * Keep monthly payment around $3k or less (annual tax ~$5900 and insurance ~$1200)

I find myself going in circles with 5, 10, 15% down conventional and FHA scenarios; with and without using HELOC to pay some of the down payment. I am not familiar with all my options and during my research I found some wiggle room with seller paying closing costs and possibly the prepaying the mortgage insurance options. Another variable is that the property my be considered two properties and not treated as a "duplex". Both homes are on two different tax lots but the county never had it short platted. Depending on my brokers underwriters option I maybe required to put up 25% down on one and less on the other. The seller is not interested in participating in any owner-carry scenarios but I can ask again if I had a more concrete proposal.

Is there a origination scenario that would meet most of my goals?  Thank you for your time.