I did rate shop, but really, none of the traditional lenders could match what I was trying to get.

Non-QM Loans offer a plethora of major advantages for the savvy real estate investor than do normal lender loans (Fannie Mae/Freddie Mac), but they are also more expensive than traditional lender loans in terms of down payment, closing costs and interest rates.  

Does it have more of a traditional or contemporary feel to it?   

The first property I purchased was a traditional sale and I put a loan on it through Wells Fargo. 

Such institutions provide the necessary processing services to document non-traditional asset investments with an IRA and will act purely as the processing layer. 

Besides going the traditional route and asking a bank for a loan, is there some other creative way to make this happen by leveraging my existing equity?

Non-warrantable just means you can’t get a traditional 30 year fixed FHA back mortgage but it isn’t an issue.

I am not sure of my chances with HMLs because it will be my first and i can't do traditional loan beause of all the money i'll need to put down upfront.

I am a 3 weeks out from closing on a residential property with a full basement that I plan to convert to dual living or short term rental. The home is early '60s in construction and has 9x9 tile (looks like Armstrong)...

A partnership or a traditional LLC structure typically does not allow equity partners to also be treated as employees.