Need help figuring out refinance situation! Please!

[Nicholas Crawford]

The situation

House is rented for $2,200/month. Property is currently in a bridge loan ($2,200/mo). Rehab took much longer than intended for various reasons numbers quit working as interest rates went up. I'm self employed so can't do conventional refinance. Looked into Hard Money refi as I did with another property but the amount out of pocket even with high appraisal was astronomical. Property is in an LLC. Can't co-sign on a refi. Estimated appraisal 350k-400k. But who knows with how the market has been as of late. Need to refi 305k that's in the bridge loan. The main issue is DSCR wont work out so any lender is going to require massive amount at closing to offset or reduce loan amount.

Options considered.

Take the hit on high closing with hard money and offset risk of a worse situation down the road (would basically eliminate all savings)

Extend bridge loan and hope one of the areas at issue improves 

"Sell" to friend/family and pay them 

Cosign on refi (was told cannot by lender) maybe a way around that?

rob bank? jk

Any clever ideas out there? I can't be the first person to have the numbers not work out after a rehab. Any help is greatly appreciated.

Sincerely, Nick