Best financing option for me?

[Ryan Blue]

Hi everyone!  I was hoping to receive some valuable input on the best financing option available to me since I'm in a pretty unique situation.  I recently left my job to start my own business.  I need additional cash since ~80% of my net worth is tied up in a beach house (NJ) I purchased with cash 1.5 years ago.  I cannot quality for a conventional mortgage since my new business has no income history (trust me, I tried).  As a result, I put my house up for sale last month. 

I'm attempting take cash out of the house in the meantime in case the sale takes longer than expected (4+ months). The value of the house is around $3Mn. My ideal financing solution would be for a hard money loan (~50% loan-to-value) with a required payback at either house sale or max 1 year. Given the fact that this is a new house in a strong real estate market, I was hoping to not pay points. The house isn't registered as an LLC but I'm willing to do so if necessary. It would be ideal if I could close something within the next month.

Any suggestions as to my best option would be GREATLY appreciated.