Advice on funding deal

[Santiago Martinez]

I am an investor and becoming realtor in the Lehigh Valley, Pennsylvania.

My partner and I have a pretty good deal that we would like to refi after a year that needs about $6,300 dollars worth of fixtures (BRRR). We have it under contract for 54k.

Price:  54k

Single family home in Allentown (close to 13th, C+ B- neighborhood) 

Built in 1890

4 bedrooms 1 bath

1550 sq. Feet

Rent:$1100 

ARV- 90K- 120k- past sales have been 125k, 120k

Property taxes	$153.17	willing to include in escrow, 1800per year
Insurance	$67
Vacancy	$88.00	8% One month
Maintenance	$55.00
CapEx	$110.00	10%
Water and Sewer	$50.00	150/quarter
Snow removal	$10.00
PM	$110.00	Manage myself

20% down	$10,800.00
Repairs	$6,300 Very good condition
Closing cost	$6,228.00 including legal fees

The kind of work that it needs is very cosmetic (roof $1,500, Paint job $2,000 , 3 Windows $650, Flooring $1500, plus misc). 

Initially was trying to go through a bank but had trouble due to 1099 job, I have a hard money lender now but rates are too expensive. It is a deal on the MLS and closing is in early February.

A couple questions, 

• Any advice on how I can possibly structure the deal? know of any private money lenders willing to fund the deal?
  
  • we would provide 20% down, cover legal fees, no points, property as collateral 
  • plus the possibility of continuos funding future deals. 
• Since we are always looking for good contractor, anyone offer any referrals for good reliable contractors for remodeling investment properties.

Appreciate the help! Feel free to direct message me. Thank you!