Home run deal but need HELP!

[Brad Dickinson]

Thanks in advance for any info! I just recently purchased my first investment property. I was able to pick up 11 units on a owner carried note with 0 interest, 0 down and over 60% equity! In fact, my one and only tenants rent is 85% of my monthly payment. I have been a long time listener to the bigger pockets show and thankfully just had this amazing deal fall into my lap from a prior real estate investor who is retired. My problem is that all 11 units need to be updated and I am on a small budget. So here are the numbers as follows to lay the deal out there:

11 - 1 bed / 1 bath apartments  

$145,000 - current value of property - 

$60,000   - purchase price

$59,500   - owed on property

$500        - monthly payment 

$425        - current monthly rental income

0%           - interest 

$900       - rent per unit possible with all bills paid. Due to the property being in high demand for short term leases to oil                      field workers.

$250,000 - estimated needed to completely do full rehab and bring all units up to like new with all new plumbing,                                  electrical, etc

$650-$700,000 - ARV potential

So whats the problem?? Before I had this property I left my stable salary job to pursue a career in real estate sales. So now traditional funding is an issue until I have two years tax returns.  I do have a partner who has about $30,000 in capitol but this in not enough down for the hard money lenders I have spoken with to fund the deal. They say its because its a commercial property. Any suggestions would be greatly appreciated!!