Funding a deal when I can’t count commissions until next year

[Matthew Johnson]

I can not qualify for a long term loan until March of 2020 since my debt to income will be too high. I will have 2 years of commission under my belt at this point and will be able to qualify for conventional financing. I want to get into a deal before this time. I am thinking of doing two things:

1- fix and flip: I could use a hard money lender or private lender

2-buy and hold property. I would use a hard money lender to get the rehab and acquisition of the property. But I cannot refinance out of the short term money until March 2020.

I want to know what suggestions others have to get buy and hold properties sooner than later considering my debt to income will be above 48% until March?