Use capital as downpayment instead of be a cashbuyer

[Patrick Martone]

I have a combination of 2 HELOCs and cash totaling $375 (75k cash, 100k Heloc 1 200k Heloc 2). Instead of purchasing a duplex rental and do single family flips, I have considered looking for a 6-10 unit building and using my capital as down payment. 

The two HELOCs are in my partner's name. The cash is mine. 

I am not working right now as I am trying to put together a deal and plan to PM renovations. Though it is the last thing I want to do, I have considered returning to a W2 job just for the sake of being able to pass approval for a loan.

Besides Hard-money Lending, what are my other options for financing? Lets assume I would be spending 700k-1.3 Mil on the 10 unit.