Looking to make a deal on first hard money deal

[William Amiteye]

Need some suggestion. I currently have 4 duplexes, all self financed. But I am now low on cash and decided to do my first deal using private/hard money.
The seller is willing to do owner financing and it looks like the lender my broker is working with might be able to finance the rehab cost for this deal, as this is a pretty good price. The seller is deploying and has had a hard time taking care of the property and now just want to divest ASAP before next deployment end of next month.
This property is about 3 blocks from where I live and 1 minute walk to downtown. The market is is hot and the potential rent after rehab should put the cap rate in the double digits.
The terms of lending are that the lender is asking for 5 points which seem high.I am trying to negotiate the point a bit lower than that.  I understand I am a bit of a higher risk borrower to this lender because I have no track record with hard money although I do own 4 duplexes that are doing well.
Any recommendation on whether this is a reasonable deal or the 5 points are too high?
I have tried a 2 other hard money lenders but they felt they could not loan money. One lender said they cant finance owner financed deals and the other lender thought I needed to have 2 years under my belt in order to qualify (I started investing in real estate about 1.5 years ago since acquisition of first property).

Any advice?