Looking for some guidance/suggestions

[Jonathan Miller]

I have a deal that I'm ready to buy and it would be my first investment property. I can purchase it for $85k and it has a tenant in place thats currently paying $875/month rent. They're on a month to month lease. Once they decide to move out I can upgrade the property for around 15k and the ARV would be around $130k.

My only issue is figuring out how to get financing. I've been self employed as a real estate agent for around 6 months so I don't have 2 years self employed income. I know theres some hard money loans but it seems like most want you to refinance in 6 months and I'm not sure if I would be able to do that until I have more income history being self employed. I have great credit and plenty of liquid funds in the bank but don't want to dump everything into purchasing this one property. Wondering if there are some other loan options that may not care about the 2 year income history