Unfortunately the economics combined with the compliance limits non-accredited investors to one of the following types of scenarios with things as they exist today:1.  

However, you need to make sure you understand you are talking about combining two separate strategies.  

However every situation is unique so let me explain mine.

It's the same with FHA in the 2-4 unit space in a hot market... it takes some combination of hustle, sweetening the deal, sales, being the first/only offer, etc, for best results.

No, it wasn't the biggest, but it had to be the best--because it combined my years of knowledge and learning each piece of the real estate game and how to speak the language. 

I am in a unique position I think compared to some.

I normally bank with DCU but they will only go up to 80% combined ltv

I feel like it's a unique situation because there are only two units.Thanks!

@Sebastian Nogacki That's a great idea to combine capital and purchase commercial RE! 

Jackson... first off if your borrowing in TN  99% of HML you will call are NOT licensed to lend in TN it takes a very special state license to lend there.. and now the reality comes to play your looking for tiny loans... many could just be blowing you off because they don't want to do tiny loans.. there is NO MONEY in tiny loans..keep in mind a HML of any repute @Ann Bellamy@Jason Hirko  needs to make 5k minimum in the door per file other wise it simply is not worth their time.. combination of you being out of state  tiny loans and in a state that if a HML is going to be legal needs special licensing  is what your running up against.Jason your rehabs don't have foundation issues do they   LOL  every deal I ever did in Texas has foundation issues.. the go to HML company in TN is Bridge Financing in Memphis call those boys.. but expect to pay at least 5k per file..