1st investment property purchased. Help needed on funding of deal

[Matt Smith]

I just purchased a property in Tampa today. Got it for 239k cash only deal. It can be used as a rental or an easy flip. Its a 3/2 1260sqft block home. ARV is 360k with estimated repairs being only cosmetic at 10k. Rental comps are between 1800-2200. Bounced it off a few investor friends and all said it was a great deal. The part I need help with is the financing. I'll be using my HELOC for the down payment and rehab budget. The HELOC is at 3% right now until June 1, then it jumps to prime rate. I'm using hard money to carry the remaining balance of the loan. The interest rate on the hard money is 11%. I'm not crazy about that rate. That puts me at roughly $1900/month payments on the hard money and 53k due at closing. Should I shop around and look for a better rate? What should I do? Thanks

[V.G Jason]

You can't afford this deal.