Help with best solution for new opportunity

[Emma Brumbaugh]

I was just presented an opportunity I do not want to pass up, however I am not sure of the best way to fund this opportunity.

My fiance and I purchased our first property about 8 years ago and house hacked (duplex).  The property is in my fiance's name and we were able to put little money down as it was owner occupied.  Last year, I bought MY first home and now our other home is fully rented and we live in this second home.  I JUST refinanced my home to get a better rate and then my fiance and I were presented an opportunity to buy another duplex that we could house hack.  In a perfect scenario, we could rent this second property that we just fixed up and move into this third property.

I feel like I am in a bind because I just refinanced as owner-occupied and the only way my fiance and I could make this work is go in on this together.  This is now looking like a 20% down payment scenario in which case we'd have to come up with an additional $40k.

Is my only option here to find a hard money lender?