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From what I understand hml are for 6 months and can be extended for another 6 months but fees are applyed to the loan because of the extention. This would be my fist property so I don't know how long it would take to re sell it. Thats why I am concerned about going with hml. Is this how all hmls work?

I have poor credit scores and I don't have any proof of income. Is there a way that I can be approved for a loan with out a cosigner ? I have looked at information on hard money loans and I don't feel that it is a safe way for me to go but I am not really sure, so please if anyone out there has some infomation on what I can do to get started I would greatly appreciate it