Problem with refi out of hard money

[Joshua Joseph]

I am a new investor that made some newbie mistakes on my first deal. At this point I'm trying to learn from it and move forward but I have been spinning wheels as of late. I purchased a rental property in a small city outside of Houston Tx using hard money. My rehab is complete and my tenant is lined up but finding a lender that will refinance me has been a struggle. I have this property in a LLC and will need to keep it in a LLC because my DTI is a bit high and my personal name will not qualify for another mortgage. The biggest issue I have been running into is most lenders will not refinance a property with less than 100k balance. Here are my numbers, I know they are not great at all but I'm sure my next deal will be better. Any help or anyone that can point me in the right direction would be greatly appreciated!

96k Purchase price

85k hard money loan balance

120k Appraisal