HML and refinance VS Conv Loan- Getting beat on cash offers

[Christina Aranda]

Hello, new to investing. My husband and I have been wanting to purchase a duplex for the past year. We keep getting beat out by buyers with cash offers. We are preapproved with a conventional loan and 25% down. Should we switch our strategy to cash in the form of a Hard Money Loan then refinance in 3-6 months to a conventional loan? Which would of course means more money to pay in refinancing costs.