Maybe you can ask a family member for a loan.

Assuming the credit is healthy you may be able to go up to 85% loan to value. 

Bought it with hard money and then refinanced in a long term DSCR loan.

Be sure to factor in the effect of Unrelated Business Taxable Income (UBTI) if you borrow money (non-recourse loans only) to purchase the property by the self-directed IRA. 

In my current analysis, I'm (trying to) take that into account during our "move out event", including converting to a conventional loan, renting out both units, etc.

Eitherway 25% tax on profit is what we have here as well, I am looking to diversify my financials. 

Both avenues offer unique opportunities and challenges, so choosing the right path depends on various factors that are specific to your financial goals and risk tolerance.Investing in Residential Real Estate:Residential real estate is typically the more familiar option for many investors.

@Igor Balakhnin, the duplex hack with a primary residence loan is one of the most powerful ways to jump start an investing career. 

Hi Alexander, On a full documentation loan, lenders will allow up to a 95% combined loan to value on a primary residence assuming income is strong enough to support your debt to income ratio and reserve requirements are met. 

There needs to be a really good reason, or this loan may very well be denied, even if DTI and everything else lines up.Going from a 4/2 1.5 hour commute, to a 3/1 45 minute commute?