Lending options for fix and flip after purchasing property in cash

[John Huegel]

Hello. I am looking for advice on financing of a fix and flip where the property is purchased in cash but I need money for renovations. Long story short, I won a sheriff sale auction back in February which is finally being processed. My hard money lender called yesterday and notified me they cannot finance the deal because the sheriff's office records the deed 14 days after they receive the money. Due to this I must purchase the home in cash and get financing to pay myself back and fund the renovations. I believe my options include the following but I am open to suggestions.

1. Continue to work with hard money lender. They will finance the deal after the property is purchased in cash.

2. Home equity loan or HELOC on the flip property. Issues with this might include not being a primary residence and/or the length of time it has been owned by me.

3. Home equity loan or HELOC on my primary residence. My current rate is 2.99% so I would probably avoid a cash-out refi as current rates are much higher.

Which of these options, in general, would cost the least to finance?

Thanks!

John