Hard money into 30 yr fixed re-fi.

I don't know how to make this happen but the numbers work well, so I'm looking for creative advice/equity partners/private money/hard money  for how to make this happen, and then when my business sells I can pay back the loan and find financing at that point to continue the rehab.

The only people who succeed at birddogging are the ones who learn everything they can and know it's going to be a low-paid slog so they do the work hard and one day it changes because you have earned more.

It's winter, hard to find tenants. the last thing we want is bad tenants who don't pay, though, so while it is listed a bit lower than market it is not a screaming bargain.

First - a 12 month hard money loan to acquire & rehab.

However, it seems extremely high risk as, to my knowledge, it is unsecured and only backed by a 'promise' to repay not any hard assets or relevant collateral.    

Hardly anyone takes advantage of it.

Solid multi family properties can be hard to come by on the MLS (I check for hours everyday).

How hard is it to get about 4 homes similar to the one you will sell and look at what they sold for? 

This deal is seller financed for the purchase and hard money for the rehab that was needed.