cash offer with hard money lender no realtor

[Krystal Yeats]

I'm looking into a rehab investment property under market value listed as cash only. I'm interested in making an offer without a realtor and I'd like to hear your advice on the steps to take.  I'm looking into using a hard money lender to finance (never used this method any tips or other fast cash options are welcomed!). Also any tips on how to appeal to the seller in my offer knowing I may not be the highest offer? 

Thanks!!!