Doing a BRRRR without a job

[William Howley]

Hi everyone, I have been moving a long in my real estate career, I was able to BRRRR 3 times successfully and do some flip etc. I transitioned to full time REA 1.5 years ago and don't have the W2 income anymore. (Love my life now by the way).

I have enough money to purchase a quadplex using hard money.  I want to have an exit strategy in regards to refinancing the property after it has all tenants. Even if the property has incredible numbers the refinance seems to be challenging.  

Without the W2 it looks like I wont be able to qualify a conventional refinance on the property. What are my options? Should I just look for a commercial lender who is willing to refinance the property? I don't mind paying a long term rate of like 5.5%-6.5% APY. The property can afford to pay those rates. The hard money lenders are around 7.5% to 10%, but that includes a 3,2,1 prepayment penalty. I want to eventually refinance away from the hard money lender and get down into the 6% range. 

I have also considered as another option, refinancing the property with a friend who has a W2 but that complicates the ownership of the asset. Ideally dont want to do it that way.