Short term construction funding options for coffee shop/bar?

[Daniel Newman]

I've been converting unique buildings for quite awhile, very much as a side hustle, until recently. Through all of my previous projects I've had W2 income but don't have that for my current project: converting a 1940's gas/service station into a coffee shop and bar. The bank I currently have the mortgage with will do a cash out refi after we're done with construction, but will not do a construction loan. What are some different options to get about $300k for for the construction which should take less than 6 months to complete and get the refi? I will pay back the loan via the refi funds. Things I'm considering but would love to hear everyone's pros and cons on: friends and family, hard money, credit cards, others?

A little more detail: I did a nice little sprucing up of the space at the end of last year and got an amazing pop up coffee cart tenant. Because they were a coffee cart, they were self permitted and didn't require anything from me but nice seating and wifi. They were so wildly popular that we've decided to do a proper coffee shop and bar buildout for them. Plans have been submitted and we are probably less than 30 days from getting approved. We have a fantastic GC who will be able to get everything cranked out in under 3 months. 

(Oh, and before you ask, yes, the gas tanks got taken out in the 70s and we've been given the all clear from the city and state :)