Need to refinance, but hard to find a loan I qualify for.

[Jeffrey De Los Santos]

I have a buy and hold investment property in Easton, PA (Lehigh Valley), which I purchased with a hard money loan and am now looking to refinance. This home is now rented and as of May 1st it will be occupied. Ive tried calling and visiting multiple banks to refinance, but to no avail. Banks seem to not want to lend to me and I have observed that it is due to the following 3 reasons:

- Loan amount is too small for this home. Alot of banks don't lend less than 100k around this time.

- Dont make W2 income. Only 1099K income since July 2019.

- My tax returns show a profit and loss statement for the past 2 years from a side business, but with losses.

Another bank told me that I would have to wait until I make 6 payments on my current loan to even be eligible to apply for a loan. I get I need some seasoning, but I would like to at least know that in my situation, I can refinance or at least take out a HELOC. May someone who is educated on loans please help me on what I should do in this situation and guide me towards the right direction, as I am unsure if I could even refinance. Below are some details about the property and my situation.

property purchase price: $35,600

Renovation Loan: $13,500

HML loan: $41,980

ARV: $70,000

Renovation Status: Completed

Purchased date: Jan 16 2020

Rented date: May 1st 2020

Credit Score: 711