HML wants property in LLC, bank skittish of newbie LLCs. Catch22?

[Aaron Hale]

Hey BP,

I'm about to close on my first property which my wife and I plan to BRRRR. The property was a lucky find at auction but it will need a great deal of work to bring back to life.The original plan was to purchase with a combination of cash and HML.

Currently, we are at the stage in the process where both the seller and I have signed the contract and the title company is doing its thing. However, I've run into a bit of a snag. The HML I'd found requires an LLC.

I've read here on the forums and blogs that many banks are reluctant to refinance a property under a LLC that hasn't shown a history of positive income. One strategy which I was planning on adopting was to simply transfer title into the LLC after refinancing. Yes, I'm also aware of the due-on-sale clause and am willing to ask forgiveness over permission. ...but this doesn't jive with the HML.

The executed contract already has my name as the buyer. What are my options? It seems I’m stuck between a rock and a hard place. ...or, a bank and a hard money lender. Do other HMLs lend to individuals, should I be looking for another means of financing, or is there another method that will be attractive to all parties I haven’t thought of? 

Thanks all!