Even the living room can be cut out to make a bedroom. 

That makes down payment of 30% when cap rates 5 and interest rates 3.5 now 45% down with huge interest payment to make DSCR work with lender and only get cash on cash of about 3.5% and buyers say that suck I get 5 in the bank no thanks.Now in bank they get highly taxed on the 5 and some banks unstable right now depending on who they hold funds with.

After Powell said he will pencil in 3 rate cuts, the housing market started the craze again (Bay Area heavily tied to stock market). 

Look into mortgage, loan, and down payment help programs.

So, theoretically, a six-month loan of $100k could net $2k in points and another $6k in interest payments totaling $8k in fees and interest.   

The loan could be secured by the property as a note and mortgage and that way you define the payment structure and interest rate to pay them.

Figure out what your monthly PI payment can be and go for those terms.     

It seems like FHA might be a good route to go if possible or conventional if your credit and down payment.

Here is my expected cost:Land: $475kAcquisition Costs (Environmental, Survey, Geotech, Traffic Study): $25kSoft Costs (Engineering, architect, impact fees, permit, legal, closing costs, taxes, interim interest): $300kSite Development Costs: (Earthwork, underground utilities, curb cuts, fencing, stormwater, paving, landscaping): $800k ($400k/acre)Subtotal before vertical costs: $1,600,000 ($80/SF). 

To give you a more cut and dry answer however ...