If you'd really rather just refi the property, your best bet is to find a traditional lender who doesn't require seasoning (which is typically 6 or 12 months) - not necessarily a hard money lender (which are often non-collateralized loans.)

Sometimes they delete the post.Sept 25 7pm - Tidewater Real Estate Investors Group - How to maximize the # of rental properties with the minimal amount of $$$.Oct 4 - Noon - Hampton Roads Landlord Assoc Lunch & Learn - We are talking about non-traditional rentals - air b&b, room rents, group homes, etc.Oct 12 7pm - Peninsula Real Estate Investors Assoc (PREIA) - They generally announce their topics right before the meeting, but it is a great group of people and they always put on a good agenda. 

@Jennifer Beadles, @Christian Bors;  Made a few more calls today and found someone not bound by the seasoning period with 4.75% interest rate @ 70% LTV or 75% after the 6 mo.  

People ignore incentives all the time, which is the only reason there are any good traditional landlords of rent controlled properties in San Francisco.)

This is how I am approaching the issue personally:The unit I want to refinance is very similar to yours, worth about 130k and rents for $1375/m.Most traditional lenders will allow you to pull out 70-75% of the appraised value.

Using a traditional bank can be an option however with the shorter amortization and shorter balloon payment period it takes the deal from great to good in my opinion. 

It's going to be hard for you to invest in the traditional way (either buying rentals or flipping) without W2 income.

Get re sales licensed ano do lease option assignments @Christian Sifuentes

I am trying to push a deal to her as the property is odd and not really appropriate for a traditional retail buyer since it would require significant rehabbing in order to work as a rental or owner occupancy. 

I got a traditional 30yr fixed loan and am putting 30% down.