Los Angeles House Hack w/ 100% OPM

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This is what I want to do. I want to apply the BRRRR strategy to a house hack. A lot multifamily properties in Los Angeles exceed the FHA loan maximum criteria (no surprise). Right now, I do not have enough cash for 20% down required by a conventional loan. So, what I want to do is obtain a hard money loan to put in a cash offer on a duplex that is 700K. Rehab the property then rent it out 1 of the units and live in the other. Then refinance (with a porfolio lender) to pay back the hard money loan. And, of course, repeat. Is this doable?