Trying to find financing for duplex

[Josh Willis]

So I have found a duplex both 2 bed 1 bath apts in my area, Rhinelander, WI, for $65k and I am really interested in buying and renovating it. The renovation costs would be around $80k. Problem is that I don't have enough to purchase it outright let alone pay for the renovations. I have thought about a FHA 203k loan but I have a family and kids that doesn't make that possible. It needs a lot done before it can be livable.

Another part of this is that it is so cheap as well as in a smaller area and hard money financing will not accept it. 

I would love to hear anyone else's thoughts on what I could do and if there are any unique ways to finance this project.

Thank you all and I can't wait to hear your insights and feedback!