Financing guidance for duplex down payment

[Josue Espinosa]

Hello BP friends,

Looking for suggestions for getting 20% down payment for a duplex that produces $3600/month...both sides are rented already. I think sellers will settle for $450k and have found a few options for financing the 80% with decent rates, and without having to consider my DTI. The only problem is that I may only have $30k avail for the deal and obviously would need extra $90k plus about $10k for closing costs. Seller financing is out of the question and don't want to use credit cards or personal lines for short term loans considering the lender is prob going to need proof of funds. I do have a Heloc but have already used a good portion for two other rental properties that I purchased and would like to leave some room for emergencies. Are there any other loans that can be used for down payment or as second mortgage? With perhaps the option of refinancing later...the rent should be able to pay for both loans...any suggestions or questions, thanks!!!