Too good of a deal to pass up!

[Zack Broaddus]

Hi, I am a wholesaler, so I usually pass my deals off to other investors, but I have come across one that is just too good to pass up.  Not only am I getting the house at 57% of its appraised value, but the owner is also doing all of the repairs and applying fresh paint before we close.  That said, my plan is to take out a hard money loan for the purchase, and then immediately refinance it, which would allow me to pull out around $10,000 (based on 75% of the appraised value) as well $200 cashflow each month if the tenant pays the average rent for the area.  The only problem is that I am not sure if the bank will allow me to do a cash out refi because technically I don't have a steady income, since my wholesaling paychecks come in chunks and are not guaranteed.  Is there any way that a bank will overlook my situation and allow me to do a cash out refi since the numbers work so well, and if not is there any other way to do a cash out refi without using a bank?  Any feedback would be greatly appreciated.