Refinancing from private to conventional based on property's income

[Steven Horvath]

i think i can get a true private lender at 8-10 %, IO 2-3yr contract. i want to get the house to rent for cashflow. if i can capture 35 % equity and a positive cashflow, are there any actualy lenders that will look at cashflow and equity and not my income, debt to credit ratio, credit score, when it comes to refinancing to a conventional 30 yr fixed. I have 1 rental with atleast 25% equity, a 640 score which is getting better, and not much documented income. my main concern is being able to get refinanced within the 2 yrs i would hate to get a good rental with equity and cashflow and not be able to refiance, any thoughts?