We don't want to sell its been in family for generations. 

We have a two family home.

And I am also happy to discuss my experience in the area on valuing small/medium multi-family properties, and running short-term rentals in the Phoenix area.

Literally got into RE while at a family BBQ about 15 years ago.

Others may have a different opinion, but outside of a seller carry back up to 90% CLTV (still require some skin in the game, unless you go true hard money) 2nd liens on real estate for purchase transactions in the manner you're seeking are very difficult to get a loan against, whether it be a secondary market lender (private equity fund, balance sheet lender, family office, etc), and usually are seeking larger transcations ($1-3MM +) in this space, and are still capped at a max 75-80% CLTV (still wanting skin in the game).# 4 usually requires more explanation as its newer to the market (DM me if interested in discussing these options further), but all 1-4 appear to be potential options for you based on the limited details. 

Pull any ol small-multi-family properties off of Zillow and chug away. 

Currently have a single family with apartment in basement I’m buying with shared utilities 

The rent for my current apartment, though, is roughly similar to single family homes in the area.

Someone from the company should perform a site visit of the property to do a thorough analysis and ensure eligible components are identified accurately.Licensure and experience: The firm should have licensed tax specialists and engineers and this is recommended by the IRS.Experience with your specific type of property: Not every property is treated the same whether it be office buildings, self-storage, restaurants, gas stations, mobile home parks, residential properties, multi-family, or car washes.

Side note in California, self or family member move in and you have to stay in the house for 3 years.