I am currently evaluating a multi-family investment opportunity in Anaheim, CAIs there a local commercial broker or property manager who could tell me what the market cap rate is for C class multifamily buildings 10 to 20 units in that area?

With the rates the way they are and in my area multi-family properties are being listed for a high amount like $800k for a duplex, with 2 apartments and 1 bath each. 

I didn't pursue because the real estate market was good and rates were at an all time low.

This allowed me to come up with a guess for rent as well as price to be sold.I then got pre approval from a bank, built a spreadsheet which let me estimate expected total return variance and likely value when varying interest rate, rent growth, appreciation.

You may want to look into taking out a HELOC to fund your dream!

It would be rental property to my parents and I would pay a 60% market rental rate and I would also pay the loan.

Then I have to go for HML, with high interest rates and 12 month repayment period.

I’m trying to solve for a lack of funds to put up down payment, not sure another lender is the solution here but open to perspective if you have something in mind  

But compare to Option 1, it will allow more funds on the next property.3) Stay put. 

Recently several of my investor clients have leveraged equity in their primary or investment properties as down payments for purchase acquisitions by obtaining a HELOC or fixed rate second mortgage.