How hard would it to be to finance a four plex while occupying one as a first investment and would also be my first home loan in general?

So I'd buy it with hard money, have him fix it up, do a lease-option with him and refinance the house to get out of hard money and to give him a few years to be able to get a loan.What do you guys think?  

@Jordan Lester, you can also get a 'no doc' hard money loan where they don't look at your tax returns.  

Oops I posted the wrong thing but no worries, My true question is I'm looking to buy some multi-unit properties, and I don't have enough down payment yet.But I'm willing to work with other investors and build a team of other investors.Or should I borrow the money from a hard money lender for the down payment? 

It's hard to know the nightly $ value add.

Hard to get those returns in stocks or real estate.

Are you working with a hard money lender?

@William Vanhoorik that is a hard question to answer without knowing your criteria.

Want to try and BRRRR it using a hard money loan.

I know they can be hard to come by.