Score 620, 20% conventional, asylum application, only one FY17 tax return, good income.

You won't be able to use hard money for owner-occupied properties.Can you get a conventional loan, either FHA with 203k or HomeStyle renovation?

Do I start with the hard money with 20% skin in the game and then ask for the full $140k to cover all purchase and repairs, make the repairs, get an appraisal, THEN get a conventional loan to get out from under the hard money loan?

You see people on here talking about the same 3 markets, you have to wonder if there is any inventory left!

That would give you enough money to put a 20-25% down payment for conventional financing.

Can I fund the purchase, renovations, and permit costs with private money then refinance while work is in progress to a conventional loan? 

It used to be that Loopnet was a semi-good resource for companies to search for their own space but ever since CoStar bought Loopnet that has declined sharply (loopnet now charges substantial fees to list properties so their inventory has dropped off a cliff). 

You won't have as good of rates as a conventional loan, but there is less risk.Also, congrats on finding what looks like a great money partner!

My lender claimed I needed to have 25% down in order for them to issue me a conventional loan.

Right now my goal is to find a property that I can refinance to a conventional loan (get out of paying PMI ASAP) and will cash flow when I move out in 1-3 years.