A hard money loan will require much more cash than that, so your options would be to partner with someone that has cash on hand, try wholesaling, if that's your thing, or skip the auto refinance and save, save, save.

I have been looking in the EaDo and Northside village areas since they are close to work and also seem to be areas that are becoming revitalized with a lot of newer construction and small businesses. 

One of my properties has 3 roommates living together; cozy makes it easy to split the total rent so they each setup auto ach.

A lot of those contracts have an auto-renewing term unless you cancel with sufficient time before the contract expires/renews. best of luck.

The city should not rely on one industry for fear of a collapse if that industry becomes automated or goes away like in Detroit with the auto industry.

Perhaps if you had a cash advance from the credit card or those "0% for 18 months" offers.I've co-signed loans before (auto loan and student loan), and as long as I could show that someone else has been paying the monthly payments for at least one year, I could get the bank to not count that loan against my DTI ratio (BTW they raised the limit to 50% recently). 

@Ben Mizes I've had really good experience with Auto-Owners for commercial insurance.

@Rob Beardsley that last statement is exactly my biggest fear (phantom high occupancy, then after closing tenants start vacating).The good news: -the test ads performed well- suggesting it wouldn’t be much of a problem to fill vacancies-seller will give me a certified and notarized copy of the updated detailed rent roll-these tenants are on year leases that Auto-renew-I plan on offering to sell the POHs to the current residents for cash

It also depends on the village too.Good luck.

It's start to get pretty bad when your "cosmetic" rehab goes over budget because the city/village starts asking you to open up more walls, change plumbing, electrical, etc.