How do I fund this multifamily deal when I'm overleveraged?

[Libby Tucker]

I recently purchased a 2 family home in the Bronx. I also own a SFR divided into two 2-bedroom rented units (2 bedroom + MIL) and a seller-financed houseboat in Seattle. My gross income from rental units is approximately $14,000 / month. In equity, my SFR has $200k; my houseboat has $100k, and my property in the Bronx has ~$100k.

I have a unique model in the house in the Bronx that is a furnished co-live-work space for entrepreneurs in which I include services like linens, coffee/tea, community manager, etc and for which I'm able to collect rents that are approximately 2x the area rents.  I'm able to do this because I have an existing network of entrepreneurs that I can tap into for this type of co-live-work experience, from my tech entrepreneur background.  

I'm looking to expand this concept now that I have proof that it works.  The problem is that I used all my available cash, and I maxed out 3 credit cards to furnish the building and my credit score dropped.  I see this as temporary but a lender would see this as an issue.  

I have experience owning, rehabbing, and renting 3 properties, self-managing and being a landlord for over 10 years.  I'd like to move from tech entrepreneurship into full time buy and hold multifamily, expanding my co-live-work concept.  

I have an immediate opportunity to expand.  

The house next to me, a 3 family, is for sale and it's un-mortgageable. I have spoken with the agent and she agreed to stop showing it if I could come up with the cash. She's asking $420k, estimated repair value she said is $50k but I believe it's closer to $100k to fix it up and furnish it the way I'd want to. ARV based on my property value and online estimates between $600 and $700k. I believe it was just purchased at auction for ~$100k.

Questions: 

1) What could I offer if I had immediate cash?  300k?  200k?  

2) How can I get the house under contract without a buyer agent representing me?  

3) What kind of creative financing could I use for this deal, considering I have credit card debt and no capital right now - I've been using the rental income to continue to make updates, buy supplies, and pay off the credit cards.  

4) If friends and family will not lend you the money / don't have money to lend, where are some resources to look for private capital?  

5) How can I leverage the properties I have now, my experience, and create a packet for potential investors?  

I would like to go 100% in and expand my concept.  I am great at executing but fully leveraged and need capital - how do I attract the capital I need?  

Matt at FundThatFlip suggested I offer equity in my current Bronx property and equity in the new property, along with 100% guarantee of investment returned.  If I can get the capital for part of the deal, FundThatFlip will likely fund me, assuming the numbers worked out of course.   

What else could I do, leveraging what I have now, to finance this deal, or another one like it, and future deals as I expand?  I am anxious to do at least 2 more deals like this in NYC this year.