After weighing the pros and cons of CC and personal loans, I think I am going to go with the personal loan as you suggest to play it safe.

Just like a defaulted car loan seizure (eviction) is the remedy, unlike for real property which would require foreclosure.I don't think equitable interest plays a role, both books made it sound like the beneficial interest was the sole focus.

You seem to be fishing for other people to let you play with their money. 

Then, maybe a bonus for anything we close on.

I also benefit because most of my syndications to cost segregation and bonus depreciation.  

This home is in a desirable area and i purchased this as an appreciation play.

I personally treat appreciation as a bonus and don't bank on it when investing. 

The buyer and seller would prepare the purchase agreement, and sometime be able to convince the title company to play along, in a.

The one tenant left, is able to play the full rent but split.

If you are not representing the property as having an ADU and you really do have the property configured as a single family home then the second meter should not be a determining factor regarding classification.Do not keep it as a duplex and then when it is appraised try to play make believe with the appraiser that it is a single family home.