Hard Money to BRRR?

[Zach Jones]

I am looking to get a deal done to BRRR and wondering if Hard Money is an option..Or a dumb idea?

Here are the deal facts:

Purchase price: 205k

Repair Cost: 10k-15k

Projected ARV: 250k-260k

Expected Rent: 1800/mo

With a predicted 75% refinance value coming in at $187k-$195k, is it a dumb idea to go the hard money lending route? How could this work?

Thanks in advance

[Brian Garrett]

Those numbers are way too tight so I would keep looking for a better deal. 

Even with a cash purchase the deal would be super thin so with loans there's no chance.