I reached out to a handful of general contractors on Yelp and I did not get the sense they knew how to do work with this concept in mind; they seemed to specialize in remodels/rehabs/fix-ups where the owner will live in it indefinitely, in which case it would not really matter if each $1 spent made it worth over a $1 more.

You might want to consider a home equity loan if you think you will want most of the funds at once and use them indefinitely.  

We have many multi-family value add properties 2-4 units being renovated and sold as turnkey here in Indianapolis.Our first two are duplexes and we plan to hold indefinitely.

If there’s a report of a bite, the animal must be removed indefinitely from the residence.  

Once you close on the commercial mortgage, you could "live" in one of the units while you are trying to rent it out (which might be indefinite).This could be a creative workout around your low W2 income. 

I try to keep all tenants month to month indefinitely mainly because they can be totally great in the beginning but life circumstances can change and they can become nasty when the stress of job loss, unexpected expenses, lost income, divorce, drugs, etc. happen. 

I believe it is better to do a cash out refinance if you are using the money for a down payment because you need that money indefinitely.

Some companies you can hire indefinitely. 

If you plan it correctly most buy & hold real estate can be virtually tax free (or correctly stated, deferred indefinitely).  

'Boxer mix' is very indefinite; I love my dog but I would be very leery of a dog with that description in a MF.