Help! Getting beat out by cash offers - Need advice!

[Trace J.]

I'm sure I'm not the only one who has been getting beat out by cash offers on SFH's that need rehab. I don't have a PML in my pocket and have been using hard money. Even with hard money it has been taking 30-45 days to close due appraisals. What has anyone done to overcome or be able to find PML's to fund the cash purchase? Needing tips and advice as I'm getting frustrated after several losing offers, even at full price. The market I am in is very hot which doesn't help for purchasing but does for selling in Florida. Basically you have to have cash, close quick and no contingencies. I do not have the 250-350k cash quite yet to do that. Help!