400k is so expensive for such a small home.

In addition, the Grantor will probably be required to sign the same seller's affidavit that are needed for a non DIL closing. 

One requirement for this loan product is that the rehab must be completed by a licensed and insured contractor approved by the lender.

They are exceedingly rare, thus very expensive, but I believe they represent an excellent long term steady income and store of value.  

I've torn one down and I've prepped another for demolition, but tearing down houses is crazy expensive.

I bought it last year and thus far have: 1) Appealed assessed value to bring down taxes, 2) Got better (less expensive) insurance, 2) Rehabbed 3/4 units, and 3) increased rents $300-$400 per unit along the way.

Since I live in an expensive market, I'll need to do remote investments in the near-term, so right now focused on turn-key properties. 

If they do, your best bet is a local community bank that funds these types of properties.Another option is a private lender but that money will be pretty expensive, as mentioned 10%  + 

You could also use a Fannie May Home style renovation loan which a conventional loan and require 5% down vs.

Coupling all of these (if capable) will grant the most favorable return.I know some buyers will not be comfortable buying a multi unit and some aren't comfortable with buying a home that requires renovation, and some won't qualify for down payment assistance.