Are these plausible ideas for a no money down strategy?

[Logan Crowder]

So, I have a problem. I'm a Realtor... Not that the field of work isn't great or anything but being a Realtor means I'm self-employed which also means I can't get a conventional loan from a bank or broker until I have at least 2 years of recorded income. I've been heavily involved in real estate for 2 or so years now and have what I would consider an above average knowledge of real estate investing thanks both to being an executive of a local investors group at 18 and also as a Realtor for close to a year now.

I've listened to if not hundreds, thousands of hours of podcasts revolved around real estate so am very familiar with "no money down" investing which is the route I am trying to go, however, it's off to a bumpy start so far. This is the strategy I came up with for funding a deal when I come across one...

Option 1) Hard Money + Vendor Take-Back

One of the Realtors in my office runs a MIC (Mortgage Investment Fund) and said they would do a max 75% LTV loan at a rate of about 6% for 7 or 8 points and they will most likely want the 1st mortgage due to the amount of risk involved as I have never done a deal and am 20 years old. If I got the 75% from them that leaves 25% remaining I am to come up with. I'm looking at buying a fixer-upper in Kamloops, BC with a cost of roughly $350,000 so the remaining $87,500 (25%) would be a second loan by way of a Vendor Take-Back. In order for this to work, I would have to find someone with substantial equity in there home.

"As I'm typing, option 1 to me sounds like the best option"

Option 2) Two separate Hard Money loans

This was my first strategy to go about buying a place for no money down. It would involve the same loan discussed in option 1 followed by a second loan to cover the 25%. The problem with this is the Realtor in my office running the MIC informed me that the rate on a second loan such as for me would be at an astronomically high rate due to the risk (upwards of 20%) which would almost make it impossible for the numbers to work. If that's the case then the remaining balance would have to come from either the bank of mom and dad (unlikely option) or someone with money who really knows and trusts me and is willing to loan the money at a reasonable rate (may be possible).

Problem: Refinancing

My plan was to buy the property, do some renovations and fix the place up then rent it out and refinance to pay out the lender(s). The rehab and other closing costs I would bring the money for ($20,000 roughly). I've been informed that as I can't get a loan from a traditional lender I also can't get approved for refinancing. This to me presents a problem but I would appreciate further input whether or not it actually is.