creative real estate financing needed

[Nicole Wood]

I guess maybe if i ask here what the best way to go about this is maybe that will help me...i've been looking at every angle and cannot figure this out...the only option that would work perfectly is seller financing which is hard to get in my area....so heres the situation maybe someone more experienced has ideas...

I already own one single family home which i'm renting out currently. This house is not appraised for much..i'm now looking to buy my second property which i'm hoping to be a duplex...

my credits not the best, my fiances is 710 or so. i already own a home so selling it and moving into a duplex is pretty much out of the question since i also have three children. we do not have monday for a 20% down payment. the terms on capital loans for investment properties are NOT GOOD. 20% down plus 6 months reserve for mortgage payments, taxes and home owners insurance plus closing costs....thats probably 15000 for a house were looking at thats 50000...and if you want to finance all of that with a personal loan the personal loan has to sit in an account for 2 months before you can use it for that...

I looked into home equity loans on the first rental i have however like i said it isnt appraised for much and the banks will only loan 50% LTV on investment property plus there are closing costs involved and again my credit isnt the greatest and that house is in my name...

I thought I had this figured out but how do people do this again??? please give any advice you have. maybe there are options I am missing currently.