Funding Options to Substantially Rehab a Property I Already Own

[Nicholas LaGatta]

I have a property in the greater West End area that I already own (4 months into a 12 month lot loan from a local bank).  I'm trying to figure out what my best option is to fund the rehab to eventually keep the property as a rental.

The property is gutted, not habitable, and rehab hasn't gotten out of the planning phase yet.  Long story short, other projects took precedent and I probably won't be able to wrap up the project by the end of the term of the loan, which I knew full and well was a possibility from the onset.  

The details:

(1) I may be able to pay off the property by the end of the loan term to stop the ticking clock, but then I wouldn't have enough cash/credit to fund the rehab.  

(2) 203k would be a great option, but I have been unable to find a contractor willing/able to do a 203k rehab for a reasonable rate.  

(3) I asked my regular hard money lender, but they didn't seem to have an option for these circumstances.  I thought it might be possible to refi the property, including rehab, with a hard money lender for 12 months then re-refi to a 30 year loan, but I haven't asked and I don't really want the massive expense and hassle of refinancing 2 more times.  

(4) Let's assume I don't have any equity in my other properties I can tap into right now.  

(5) I'd be open to a partnership or other creative arrangement, but for right now I'm only in Atlanta for 3 days per week and the stars would really have to align.  

(6) I'd be willing to sell the property at a modest loss, but who really wants to admit the sunk cost bias is real?  

Any advice?  What angle am I missing that I should be considering?