Refinancing question!

[Justin Todd]

Hey guys, I'm buying a house with a hard money loan on a 8-month term. There's a tenant in the property with about 9-10 months left on their lease, so I'm a little worried that (if I can't get them to agree to leave upon sale within their time allowed by law) that I may or may not be able to find a buyer that is willing to wait out the lease agreement. If this happens, I'll need to refinance within the 6-8 month window after seasoning to pay back the lender.

What I need to know is: What do lenders typically require for a refinance? My credit score is crap, somewhere around 520. And I don't have a job as of about 30-40 days ago (was only a 6-month gig) to show any kind of proof of income. How does this stuff work on investment properties? I've seen other stuff on BiggerPockets talking about buying with hard money, renting, then refinancing which is pretty much what I would be doing if I can't get the property to sale. I definitely still need some help understanding this, though.

Any help would be GREATLY appreciated!

Thanks so much in advance!