Don’t forget heloc, DSCR, 2nd on primary, borrow from retirement accounts, credit card cash advance, property reserves, home improvement store credit, etc etc.

Also credit score 680 with no missed payments over the last 2 years and also check their criminal report just to make sure you know who these tenants are, as the eviction process in New York city is very long and expensive. 

They have no credit history, so you have no idea how responsible they are financially.

We purchased this as a BRRRR on a Line of Credit, went to do a few fixes then refinance.

Based on your numbers, and assuming you have a credit score high enough and have never filed for BK, you shouldn't have an issue getting approved for an HML to buy/rehab the property that I would estimate at about $370k-$375k (which includes 100% of the rehab costs).

I was working with a local credit union who pulled out at the last minute.

He's still trying to get you to put $300 on your credit card then they'll promise the kingdom of heaven.Ask them for the addresses of their last deals. 

@Anita Z.I recommend finding an accountant who specializes in real estate taxation, tax planning and financial planning.

Some will be ok in 2nd position and some will not and force you to refinance out the first - but those are options that are probably cheaper than credit cards 

@Helena Goyvaerts rate for a 30-year fix would be at least 8.5% with some points (1% of loan amount).Most DSR lenders have a minimum credit score requirement from the applicant.