Another thing to consider is your loan.

If you refinance the property now the loan would be $100K at 20% down and $80K would have gone to repay the original loan.First, if these are your numbers for rehab cost and after repair value, it is probably not a good deal to begin with and you shouldn't be doing it.

I am focusing on trying to find off market deals and working with creative finance since expansion is slow moving based on my salary, and I'm too impatient to wait for the duplexes to earn another down payment.Is there a financing option that I am missing to get a loan for a down payment?

It will depend whether the costs you incur are considered improvements(which need to be capitalized) or are repairs(which are eligible for immediate write off.Without knowing all the details, it sounds like this is something that will need to be capitalized.

I am wondering is there any hard money lenders that can provide 100% financing on investment property and also provide rehab loan for short time period?.

My dilemma is that I worry that commercial lenders won’t fund any renovations or wrap it into the loan.

This got me looking into 24 month Bank statement Non QM loans to help my financing.

I would assume the mortgage would need to be changed because it's a personal loan. 

Beware that if the loan amount you need is very low  ( sub  70K ) -  there are many lenders that cant/ wont be able to do the loan . 

Most have loans at half of today’s rates.