When they money is gone, we have a hard money lender that works exclusively with owner builders lined up to fund the remainder of the project. 

Your lender can force-place it on your loan if you cancel it for any reason. 

Conventional loan with a local lender and 10% downpayment.

When I explored this option in 2020 my lender said it wouldn't be possible because of occupancy issues (building was not fully occupied), and DSCR.

@Craig JonesMost private lenders will want 10%+ return so you mix the loans and you mine as well refinance it at today’s rates.

@Samuel Metcalf- sorry ...getting  heloc on the rental duplex  will be hard / impossible to obtain ....if you can  get one - it would be a great option to use for the  remodel / landscape ....if you have  50K equity in your primary -you likely dont have  ample equity position to get a HELOC  on it as the max  comboned loan to value for helc lenders is  85%  ( maybe  90% ) ...I would try getting helocs on both to see whats possible ...if no heloc is possible - use the cash on hand for the purchase down payment / closing costs / loan fee/ prepaids and then use future accumulated savings for landscaping 

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Get creative Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

The lender will be able to use the whatever the gross rent from the lease of 75%.

And if you're comparing stock returns using 6% - 10% (which is historically accurate) you want to remember that you will be making 6% on only 85% of the profit (after paying tax).