I found a deal....now what?

[Dwayne George]

I think I found a good deal!  There's a 41 unit apartment complex in Eden, NC (close to Greensboro)  31 of the 41 units are currently rented.  The other units are being renovated.  39 of the 41 units are 1 bed/1 bath, 2 units are 2/2.  The 1 bedroom units rent for $450/mo landlord pays utilities- water, electric, sewer, trash. The 2 bedroom units rent for $650/mo tenant pays utilities.   They are asking $499,500 for the complex.  ....Here's the problem...I don't have the money to buy it!  I have very little to put down, and there's no way I could get a conventional bank loan for $500,000 with my taxable income.  Could I get a hard money loan?  How do these work with buy and hold properties?  Could I get a hard money loan, and show the income from the apartment complex to refinance in 12 months or so?