looking for financing that's cheaper than hard money

[Jeff Zatlin]

I just opened escrow on a duplex in the high desert near Joshua Tree and Twentynine Palms. I'm paying $64500 and need to make about $15k in improvements, and an appraiser thinks the ARV will be a little over $80,000. I have money to put into it, and a couple hard money lenders who have financed some previous deals for me are ready to go on this one, but the points, fees, and interest rates are really high. I've purchased, rehabbed, and hold three other multi-unit properties in the area, and they're 100% occupied, and each unit of the various properties all generate $850/month in gross rent. Is there anyone out there who would be interested in financing a small deal like this?