Looking for some advice on finding some rehab on a primary residence I am looking to purchase.

Curious to hear folks thoughts on structuring a deal to purchase my primary residence and get funding for rehab work.

Scenario is that I am looking to purchase a SF home that needs some work, say 10% of the purchase price, for updates like new flooring/kitchen and bathroom rehab/landscaping/bathroom remodels. All of these should force appreciation and add value. What my initial thought was do a conventional loan to purchase the property, utilize hard money to get the work done and then refinance out to pay the hard money off. Once completed the home shouldn’t have an issue appraising for what it needs do given its red hot. Also looking to buy the home off market.

I have rental properties with equity but do not want to use those funds.

Are there specific challenges regarding using hard money on a primary?

Curious to hear others thoughts.

Thank you -