Financing My First Property (Philly) - No Proof of Income

[Michael Eaton-Byrd]

I have acquired the property I grew up in, and it requires a lot of work. It's a really outdated house requiring a full rehab, I am estimating no more than 90K. I am looking for funding to rehab, then to refinance out. I have a Pennsylvania LLC, just in case that improves my funding options. I am hoping to have it done and refinanced by Christmas. Are there any suggestions on my rehab funding and refinance strategies should be based on these barriers/details?:

1. I have no proof of income, my severance package from my past W2 ends this month, I’ve been depending on wholesale checks.

2. My credit is around 680, but will shoot up in the next 1-2 months due to a credit repair service I am using, as well as possible trade line additions.

3. I have 100% equity in the property.

4. So far, I found a HML at 12% and 2 points for 6 months for the rehab, and a refi of 15 years at 4.5%.

I hope I gave a good enough picture of my situation. Please feel free to suggest any lenders, contractors, appraisers, inspectors, or any other entities key to the process. Also, I am open to any tips on how to work this situation.

Thank you!