Maximize your W2 earnings, get a 2nd job, swallow your pride and live at home (if that's an option), don't spend a dime on anything if it is not food, housing, or transportation, and pile up money. 

You should located a Commercial Broker in your area to pull Comps for you to determine your offer price. 

If it's a Mainstream bank like WF, BofA, Chase they'll likely be most worthwhile on a plain vanilla primary purchase, and provide a good frame of reference as you shop for mortgage options.

Nonetheless, they offer a guarantee and I can’t see how it’s legal that they take away all services, websites, online portal when I haven’t even been refunded (it’s just being disputed) and claim they have a right to do that.

You’ll want to differentiate the good ones from the not so good, and that should give you a much better idea of what your options are.

Technically 5+ units is commercial so many residential lenders won't offer financing in house..

The off-the-market owner & his project manager realized a price discrepancy 1 day prior to closing and they informed the title company to not to complete the Master SS.How long can sueing a seller under specific performance take and what are some options ?

Another option is to consider building a detached adu if feasible. 

We have a maturity of the Hard money note coming up Next week and need to find a solution.With hard money interest, the total note will be about 980K.We have an offer from another hard money to refinance however we would still need 500k to satisfy the first note.

First, Sam can probably help you for anything local, but let me weigh in on a couple of options. 1) List it with any agent and just have them put in the remarks there is a tenant with a current lease until April 2025.