I need Rehab Funding for Owner Finance and Sub to deals.

[Cliff Ridge]

I am new to investing and need a question cleared up.  I currently do not qualify for a refinance, since I was out of work for awhile and can't find a bank to do a refinance, since they require 2 years of work proof, so I can't cash out to repay a hard or private loan with a refinance.  So could anyone help with what I can do for now, since I can only do Owner Finance and Sub To deals?  How would I get rehab funds if I can't refinance and cash out to pay back the loan ?  Unless there are other creative ways I haven't learned about.  My plan are rentals, unless flips and wholesale are my only options for the next 16 months.  Not my first choice.