Thank you so much for all your input, so we did half cash and half equity line of credit from our house in California. 

They were strongly considering one with the lowest down payment and the highest interest rate based on the "I can refinance this when rates go down theory". 

I found this :Nomad Reviews | Read Customer Service Reviews of nomadlease.com (trustpilot.com)Go to the lowest rates and read the comments.

Before or after accepting:- Lower the sales price  or lower the sales price AND lower seller credit (only do this if you are confident in the sale)- find a value add opportunity (I've had situation where we put new roof on and split the cost 50/50 with the buyer via credits to up the home's value to meet appraised value).

If commercial properties, you can seek loans from small local credit unions and banks that base it off of the debt service coverage ratio and regularly provide loans in the 7s.You can also seek commercial loans on residential properties as well.

Considering your goal of house hacking a duplex, while FHA loans are common for first-timers, there are alternative financing options to explore:Conventional Loans: Need more credit and down payment, but offer flexibility. 203K Loans: Ideal for fixer-upper duplexes, bundling purchase and renovation costs.VA Loans: Great for vets—no down payment, competitive rates, and no mortgage insurance.Portfolio Loans: Private lenders, good for unconventional income or credit histories.Hard Money Loans: Quick, high-interest, good for investments or major renovations.With $30,000, mix it up—use it for a down payment, maybe pair with a conventional or FHA loan.

For example, offer landlords a tax credit for new units brought to inventory in ___ area.

Cash or credit to be able to close on the property purchase YOURSELF.  

Be wary of any up front fees charged outside of a credit report fee and apprisal. 

Also, your credit rating is typically secondary in the underwriting decisions of a hard money loan.