Difference between Hard and Private Money for rehab on existing distressed rental?

[Richard Gettemy]

Long story short, my father passed away, I am helping my elderly mother with figuring out her best exit strategy

Property was purchased in 07, completely rehabbed in 2019 and will be vacant during construction due to an eviction mediation agreement.

Current Payoff is $179k 

ARV is $315,

Rehab is about $26k, 30-45 day time rehab time due to tenant neglect and damage

Exit strategy is to list for sale at $315k via the MLS (I have a broker)

She is Currently behind 3 payments at $1297 each as well as looking to finance the carrying costs during rehab until sold. 640 credit score looking to secure which ever is better for this situation, hard or private money.

I've been in investment real estate for almost 20 years, started out as a flipper, with extensive construction knowledge and moved my way up to wholesaler, I personally can't fund this at this time and I would appreciate and love suggestions