@Graham K.In this situation I would suggest still shopping the rate and costs for this size of loan.

I just started listening/watching to a 10-15 minute podcast or youtube video about investing/success/finance/real estate every morning and WOW is it motivating.This addition to your day costs you nothing, and can be done drinking your morning coffee, or driving to work.

There is tons of information on the forums and various professionals on this site.If I were you I'd definitely connect with @Abel Curiel, take him out to coffee/lunch/happy hour, and pick his brain.

I'll have to keep my shopping local.

You would essentially be shopping for two (unless the hard money lender is also your refinance lender).

Since you said broker he/she should be able to shop your business around and find you the deal that makes the most sense.

Would love to touch base and talk shop, bounce some ideas around.

Got a new update out, all of the walls are patched and primed, demo is done, new internet and phone service is getting installed, and I am shopping for new vending machines.The video is mainly about how I structure my life to enable me to keep business ownership in line with my values and family vision, so check it out if you're interested in the topic.

I've seen a coffee cart (250  sqft) with a $2K/month least being pushed at $2M. 

Find a good agent, I'd get coffee with a few, and then get the mortgage process rolling.