Best way to finance a Buy & Hold?

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Hi all,

REI newbie here. Been lurking for a few weeks and establishing a plan to get my portfolio going with Buy and Hold investments, but had a question regarding financing a 4 Plex without rehab.

Let's say I'm looking at a 4 Plex that I want to owner occupy for at least two years. Asking price of said property is $399,000. Now if I were to put ten percent down with traditional financing, I'd need about 40k not including closing costs. But let's say I don't plan to rehab it at all, then what are my options for financing with hard money lenders and putting no money down? Would I go about trying to get the property for let's say 350k, and refinance at previous asking price  of 399k to pay the hard money back?

I guess what I'm specifically asking is, if there's no where I think I would need to add value into the property, would I try to get the property at as low a price as possible, have a HML fund the purchase, and then just refinance at a good value to pay them back? Would that make sense to Lenders, or am I blowing smoke?

Still learning the inside and outs, so thanks again for all the help everyone!