I think my best bet is to find a flexible bank and bring in the down payment as debt.

Workers dont show up, supplies have shortgages, weather is never our friend lol, and patience (along with flexible but still reasonible planning) is key! 

Considering your goal of house hacking a duplex, while FHA loans are common for first-timers, there are alternative financing options to explore:Conventional Loans: Need more credit and down payment, but offer flexibility. 203K Loans: Ideal for fixer-upper duplexes, bundling purchase and renovation costs.VA Loans: Great for vets—no down payment, competitive rates, and no mortgage insurance.Portfolio Loans: Private lenders, good for unconventional income or credit histories.Hard Money Loans: Quick, high-interest, good for investments or major renovations.With $30,000, mix it up—use it for a down payment, maybe pair with a conventional or FHA loan.

Flexibility is an important consideration.If you hear 7.5% DSCR rates, that probably has 1%-2% in discount points (up front closing costs to buy the rate down), a 4-5 year PPP, and it probably assumes a perfect rents/payment ratio. 

Hi Angelique - what its describing is typically described as a "hard money loan" or "bridge loan" and the 30-year fixed option with no prepayment loan would be an alternative type of "DSCR" loan (DSCR loans often have prepayment penalties but can sometimes be flexible and have no prepayment penalty)

I dont have flexibility like i previously had to meet repairman for my property. 

We offer a range of flexible financing solutions and we lend nationwide, I'm sure we can meet a your real estate investment needs.

This also gives us the flexibility to block it off for friends/family when they visit.

I am flexible as to the location. 

I’ve heard on podcasts that developing a depository relationship with small local banks could result in more favorable interest rates and more flexible loan products after some time with the bank.