Philadelphia Hard Money Lenders, No Money Down & Balloon payment

[Damani Hamlet]

I'm currently the owner of two side by side lots in a growing area near Temple University. The combination of the growing Temple Town demand for residency and the city of Philadelphia's Lower North District Plan show continual progress for development within the area. I'm exploring Hard Money lending as a means to finance the construction of two multi -family units. Theses properties once fully constructed have multiple avenues of positive cash flow and equity that provided a strong refinance exit strategy.

Present city appraisals have each lot placed at $10,000 per lot and active MLS listings marketing lots for sale $30,000. I would be seeking $325,000 for the construction of two 3 unit multi family homes. Aftermarket values are $330,000 to $420,000 per home. 660,000 to 840,000 AMV total.

Long story short seeking additional expert advice. What is the best strategy and presentation for seeking the $325,000 for construction. With a refinance exit strategy and almost 80 return in investment if not more. Would hard money lenders be welcome to terms and negotiations starting at 

1. 9 to 12 month term period 
2. 0 money down 
3. No monthly payments during term with a balloon payment via refinancing. 

(I know I'm asking a lot, but how close to realistic can I get.) Can I offer the hard money lender a 50k return of $375,000 via refi and wash my hands.

What are some helpful scenario's. Is a bridge loan a possible or a needed option between construction of each multi family?

Would hate to involve other properties but I have roughly 15k equity in a single family home directly next to my 2 lots and 70k equity in a multi family home in north jersey. A mere 12K in personal accounts. 

Lastly, refinancing question. My credit is around 735 with a current LTV for personal expenses/ income of 72%. I would love to pre-qualify for refinancing prior to obtaining the hard money loan but fear I would need at least 2 signed leases from the new multi -family construction to improve my LTV ratio. What are some detailed criteria for refinancing an initial hard money loan to an affordable conventional loan. Is another downpayment needed?

Completely understand this is a lot to read. I tried to add as much information as possible for clarity.

I feel like my next move needs to be my best move, please feel free to provide your advice. Thanks in advance.