I'm curious if you have considered approaching local non profits that might want a private partner.

The law allows a private person to create a contract for a property they want to buy or sell.

.: Quote from @Xin-Ran Jiang: But when they bring up the syndication approach of LP+GP, that they will help me raising 35% down payment from private money in exchange of 65% share of ownership, I shocked.

Realistically, what would you want to see from a private lender?

I financed this deal through a private lender, which provided the flexibility and speed needed to close quickly.

I financed this deal using a combination of cash and a private lender.

Our sneaky duplex is a cozy, private guest suite tucked right inside our home.

If you see something and want to report it privately, send me a DM. 

Hello, I have a two-unit SFH (first floor unit & second floor unit which share a main entrance but have separate private entrances once inside the house), located in California (I know...).

If you want even less than that you'd need to use private money, partnerships, creative financing (owner financing, subject to, etc) for the most part