Season or go with a hard money Lender for P&I product to repeat

[Clarence Harris]

I have a duplex that I purchased with 100k Personal lines of credit (great rates) BRRRR method. All my money is tied up.

Now, If i season 6mos, at 75% refi and reasonable closing cost with a traditional loan, I will be approximately 60% ROI. 2 deals per year though....

If I use a hard money lender 1 mos seasoning at 70% in a P&I product, they charge quite a bit in fees, and the property will ROI at 25%. Approximately 5 deals per year.

In both cases, I am leaving some money in the deal.  Of course, i am calling every bank EVER but my question is more about analyzing the financial principles in this situation.  

My question is; how important is the repeat part of BRRRR to scale quickly? Would multiple deals in a year compensate for this scenario vs less ROI with a hard money lender? Does it matter since tenant is paying for these loans? Do I avoid P&I with hardmoney lender at all cost? What rationale should i use? what metrics do i compare; %money left on table, Cashflow difference per year? I don't know....

Keep in mind, some folks buy turnkeys at 22% ROI. I do want high returns but not at the cost of stifling my scaling. What are your thoughts?