here is the situation. i left a really good paying job to take care of my 81 year old parents because my dad is chronically ill and my mom is almost there. i wont go into too much detail, but my sis doesnt help them. ill leave it at that. we have a person who comes twice a week to help with cleaning and other household tasks. i carry the bulk of the weight cooking their meals, running errands, grocery shopping, picking up meds, and taking them to dr appointments. its a full time job. i get a small salary of $1000 a month from a care giver sub contractor for the VA. ive been paying my bills with what savings ive had, but only have a few months of funds left. i own a duplex. i have over 200k in equity. i live in texas and texas has weird laws about refi and heloc/heloans when the property is 4 units or less and owner occupied. i would rather not sell, but if thats my only option i will have to at some point.does anyone have any advice or possibly be able to point me to lenders who might be able to work with my situation?

I’m sure they have people who do that kind of thing as part of their job description. 

Get a job until you Scale or are working Sundays and are worn out.  3.  

It doesn't have to be a 2nd job with a few helpful tools in place.

I could explain why, but I feel that @Dave Meyer and Dan Nelson do a great job on the podcast. https://www.biggerpockets.com/blog/real-estate-1043

It sounds like you’ve done a great job adding value to the property with the additional living space, but unfortunately, appraisers sometimes have different criteria for valuing finished basements, especially when it comes to bedrooms or family rooms.

Better to get a job quote than an hourly wage.

I am not really a fan of the program because we have a very nice situation in our current home.Putting 20% down for a conventional loan is a steep task financially so I do not think that is an option plus I have been told by many of my friends with multiple MF homes to never use your own money to get into one.Then there is always using the equity we have built up in this current MF home we live in to purchase the next - I am not sure how that works but have done some research on home equity loans and believe that would be another option.Any advice would be greatly appreciated!

But I'm fine to put down 20% on total value (80% LTV), I have a full time job, so I can support my underwriting with the steady income. 

I recommend that you learn the tax code and take ownership over your strategy.Not having some foundational knowledge and an opinion on how to approach taxes as a business owner is a huge mistake.In my experience, every single business owner who says "I just let my CPA worry about it and I focus on my business" is doing a suboptimal job at tax planning.They are likely missing out on 10s or hundreds of thousands in saved dollars every year.Stop making excuses and get to work.Just a few months of part-time learning about taxes will pay you for the rest of your career.