Call around to all the real estate offices that do not provide management services.

Yeah I think a HML like @Logan Singleton mentioned would be a good move to call around or connect with a loan officer like him perhaps to see who would fund those type of numbers, but if you wanted to explore private money there's 100 ways to structure the deal.

How about an office work from home space

My local loan officer said I would be able to get a loan up to $450k, if I rent my current home out and the property, I’m going for is a duplex+.

He was thinking I needed to meet the rep status but no way was I because I had a w2 that year.So, track your hours for material participation and work your w2 without fear.Hi Nancy, did you speak to them in the office or did you do my mail or phone?  

Realty Shares raised $1 million in under 24 hours for a medical office property last week. 

But I don't know if 1. there's a specific process we have to go through with the city for it to be recognized as a duplex down and 2. we plan to say in the listing that the tenants cannot use the basement as living space, just as rec space/office/etc, but I don't know if that's enough to cover me in the event of a lawsuit for example that there's a fire down there and someone sleeping down there gets hurt.

Lastly, on this topic, he told me that on the refinance side of it, especially starting off, to not expect the full LTV (loan to value) ration on the refinance, that usually what a loan officer will tell you is, "up to".

FTC Suit Leads to $16.7 Million Judgment Against Principals and Celebrity Endorsers of Real Estate Investment Training Program | Federal Trade Commission  familiar with Nudge been to their offices in Provo .. not sure they still have them.. but keep in mind they also do support for non RE gurus.. 

My thinking is that since the basement is an illegal unit, we'd put in the lease that the garden can be used for rec space/gym/office space but not as bedrooms, no one should live there/sleep there.